1300 Red Hawk Bay Dr · West Tawakoni, TX 75474

$120,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 66 Days on market

Built 1985 0.50 ac lot

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make this one your own! Charming 3-bedroom, 2-bath home situated on a beautiful half-acre lot with a peaceful country feel and mature shade trees that provide the perfect summertime retreat. Recent updates include a new water heater and dishwasher, adding extra value and convenience. Relax on the spacious deck while enjoying the serene surroundings and watching the deer that frequently roam through the property. Inside, you’ll find a desirable open-concept floor plan featuring a large kitchen that flows seamlessly into the living area—ideal for everyday living and entertaining. The home also includes a dedicated laundry area for a washer and dryer, and the refrigerator conveys with the property. Outside, there’s plenty of room to park recreational vehicles, boats, trailers, or additional vehicles, offering flexibility for lake life and outdoor enthusiasts. Located just minutes from the lake, this property is perfect as a full-time residence, weekend getaway, or investment opportunity.

Key facts

• Large deck
• Shade trees
• Half acre lot

Tags

• HALF ACRE LOT
• SHADE TREES
• LARGE DECK
• MINUTES FROM THE LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.6% in West Tawakoni — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 336 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.96×
• Total profit: $99,599
• Equity at exit: $108,106

10-year hold

• IRR: 33.2%
• Equity multiple: 8.92×
• Total profit: $266,228
• Equity at exit: $233,134

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $538

Break-even live

Break-even rent $893

Max offer price $120,000

Occupancy floor 61%

Sensitivity live

Price	-10% $606	-5% $572	+0% $538	+5% $505	+10% $471
Rent	-10% $414	-5% $476	+0% $538	+5% $601	+10% $663
Rate	-1.0pp $599	-0.5pp $569	base $538	+0.5pp $507	+1.0pp $476

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 66 DOM
2. 2026-06-18
   days on market $120,000 Active 63 DOM
3. 2026-06-17
   days on market $120,000 Active 62 DOM
4. 2026-06-16
   days on market $120,000 Active 61 DOM
5. 2026-06-15
   days on market $120,000 Active 60 DOM
6. 2026-06-13
   days on market $120,000 Active 58 DOM
7. 2026-06-09
   days on market $120,000 Active 54 DOM
8. 2026-06-08
   days on market $120,000 Active 53 DOM
9. 2026-06-07
   days on market $120,000 Active 52 DOM
10. 2026-06-04
    days on market $120,000 Active 49 DOM
11. 2026-06-03
    days on market $120,000 Active 48 DOM
12. 2026-06-02
    days on market $120,000 Active 47 DOM
13. 2026-06-01
    days on market $120,000 Active 46 DOM
14. 2026-05-31
    days on market $120,000 Active 45 DOM
15. 2026-04-17
    historical $1,200
16. 2026-04-16
    listed $1,200

    Show marketing remark (1026 chars)

    Make this one your own! Charming 3-bedroom, 2-bath home situated on a beautiful half-acre lot with a peaceful country feel and mature shade trees that provide the perfect summertime retreat. Recent updates include a new water heater and dishwasher, adding extra value and convenience. Relax on the spacious deck while enjoying the serene surroundings and watching the deer that frequently roam through the property. Inside, you’ll find a desirable open-concept floor plan featuring a large kitchen that flows seamlessly into the living area—ideal for everyday living and entertaining. The home also includes a dedicated laundry area for a washer and dryer, and the refrigerator conveys with the property. Outside, there’s plenty of room to park recreational vehicles, boats, trailers, or additional vehicles, offering flexibility for lake life and outdoor enthusiasts. Located just minutes from the lake, this property is perfect as a full-time residence, weekend getaway, or investment opportunity.

17. 2026-04-16
    listed $120,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Make this one your own! Charming 3-bedroom, 2-bath home situated on a beautiful half-acre lot with a peaceful country feel and mature shade trees that provide the perfect summertime retreat. Recent updates include a new water heater and dishwasher, adding extra value and convenience. Relax on the spacious deck while enjoying the serene surroundings and watching the deer that frequently roam through the property. Inside, you’ll find a desirable open-concept floor plan featuring a large kitchen that flows seamlessly into the living area—ideal for everyday living and entertaining. The home also includes a dedicated laundry area for a washer and dryer, and the refrigerator conveys with the property. Outside, there’s plenty of room to park recreational vehicles, boats, trailers, or additional vehicles, offering flexibility for lake life and outdoor enthusiasts. Located just minutes from the lake, this property is perfect as a full-time residence, weekend getaway, or investment opportunity.

18. 2024-01-16
    historical $1,000
19. 2023-12-15
    listed $1,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $310 · $26/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,886/yr (+$157/mo · 607.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,891
• − Mortgage interest: −$6,722
• − Property taxes: −$310
• − Insurance: −$600
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,491
• Taxable income: $4,745
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $5,323/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Tawakoni, TX
• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.95%
• Current HPI: 484.21
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+20.0% since first listed

5 events — show timeline

• 2026-04-17 Rental Removed $1,200 NTREIS
• 2026-04-16 Listed for Rent $1,200 NTREIS
• 2026-04-16 Listed $120,000 NTREIS
• 2024-01-16 Rental Removed $1,000 NTREIS
• 2023-12-15 Listed for Rent $1,000 NTREIS

Property tax history

+3.1%/yr

Latest (2025): $310 · +12.3% YoY. Source: county tax records.