320 Hiawatha · West Tawakoni, TX 75474

$205,000

4 bd · 3.0 ba · 1,854 sqft · SingleFamily public records · 20 Days on market

Built 1990 8,276 sqft lot $111/sqft · 15% below area Est $242k · 15% under

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Why this score? — see what drove the C+ 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 +17.3/30.0
• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• 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

Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

Key facts

• Hardwood flooring
• City water
• Shingle roof

Tags

• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• SHINGLE ROOF
• CITY WATER
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Possession options include closing/funding or a specific date; Listing is active and offered via exclusive agency
• Financial info: Listing terms: Cash; Loan type noted as Treat As Clear; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Security: No accessibility or smart-home features reported
• Utilities: City water; Septic; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1990; Slate and tile roof; Other foundation details
• Exterior features: Lot includes acreage; under 0.5 acre; Subdivision: N H Darnell Surv Abs #257; Property set on approximately 0.19 acre

Interior

• Kitchen: Kitchen on main level (14 x 15); Appliances: Other
• Bedrooms: Primary bedroom on main level (12 x 12); Three additional bedrooms on main level (each approximately 10 x 10)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Primary bathroom on main level (8 x 7); Second bathroom on main level (7 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout; 8 total rooms; 1 living area; Other interior features
• Laundry & utility: No specific washer/dryer or utility room listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (9.3% below list).
• Recommended offer: $186k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 335 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,849 (9.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $241,600
• List price: $205,000
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Broken Arrow	0.35mi	3/3.0 (-1)	1,670 (-10%)	4mo	$289,900	$174	59
624 Ideal Cir	0.36mi	3/2.0 (-1)	1,624 (-12%)	7mo	$229,900	$142	48
273 Hoot Owl Cir	0.63mi	3/2.0 (-1)	2,001 (+8%)	15mo	$258,000	$129	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $121,105
• Equity at exit: $184,680

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $349,109
• Equity at exit: $398,270

Cash invested: $57,400 (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: 335
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $149

Break-even live

Break-even rent $1,670

Max offer price $205,000

Occupancy floor 87%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	0.10mi
104 Perch Dr Quinlan, TX	3.0	2.5	2082	$1,795	$0.86	1d	1	0.83mi
206 Perch Dr Quinlan, TX	3.0	2.0	1565	$1,795	$1.15	1d	1	0.86mi
8644 Dustin Dr Quinlan, TX	3.0	2.0	2356	$1,600	$0.68	1d	1	1.02mi
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	1.43mi
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	1.48mi

Listing history 22 events

1. 2026-06-01
   days on market $205,000 Active 20 DOM
2. 2026-05-31
   days on market $205,000 Active 19 DOM
3. 2026-05-12
   listed $205,000 Active 308-char remark
4. 2023-04-12
   soldstatus
5. 2023-04-11
   soldstatus Closed 382-char remark

   Show marketing remark (382 chars)

   Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

6. 2023-03-06
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

7. 2023-01-28
   price $190,000 382-char remark

   Show marketing remark (382 chars)

   Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

8. 2023-01-01
   price $195,000 382-char remark

   Show marketing remark (382 chars)

   Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

9. 2022-12-06
   price $205,000 382-char remark

   Show marketing remark (382 chars)

   Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

10. 2022-10-23
    price $220,000 382-char remark

    Show marketing remark (382 chars)

    Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

11. 2022-10-10
    price $225,000 382-char remark

    Show marketing remark (382 chars)

    Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

12. 2022-10-09
    listed $235,000 Active 382-char remark

    Show marketing remark (382 chars)

    Come see this fabulous Home! Its just over 1800 sqft 4BR2B w a beautiful new rear deck. Newly updated, new flooring throughout. Details in this living space are a MUST SEE. Kitchen has ALL NEW appliances. Very open and inviting home. This home has a nice size laundry room with a door to the backyard. Public Boat Ramps are only a few miles away on Wide Open Water of Lake Tawakoni.

13. 2022-07-22
    soldstatus Closed

    Show marketing remark (49 chars)

    Investor Special.. call Listing agent for details

14. 2022-07-07
    status Pending

    Show marketing remark (49 chars)

    Investor Special.. call Listing agent for details

15. 2022-06-30
    historical Active Option Contract

    Show marketing remark (49 chars)

    Investor Special.. call Listing agent for details

16. 2022-06-28
    listed $100,000 Active

    Show marketing remark (49 chars)

    Investor Special.. call Listing agent for details

17. 2013-04-29
    soldstatus Closed
18. 2013-04-27
    status Pending
19. 2013-04-09
    price $19,900
20. 2013-03-12
    price $23,900
21. 2013-02-13
    listed $29,900 Active
22. 2002-02-14
    soldstatus

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$1,846/yr (+$154/mo · 96.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,302
• − Mortgage interest: −$11,483
• − Property taxes: −$1,905
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,964
• Taxable loss: −$1,644
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $2,182/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

• 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

+585.6% since first listed

21 events — show timeline

• 2026-06-01 Listing Removed — NTREIS
• 2026-05-12 Listed $205,000 NTREIS
• 2023-04-12 Sold (Public Records) — Public Records
• 2023-04-11 Sold (MLS) — NTREIS
• 2023-03-06 Pending — NTREIS
• 2023-01-28 Price Changed $190,000 NTREIS
• 2023-01-01 Price Changed $195,000 NTREIS
• 2022-12-06 Price Changed $205,000 NTREIS
• 2022-10-23 Price Changed $220,000 NTREIS
• 2022-10-10 Price Changed $225,000 NTREIS
• 2022-10-09 Listed $235,000 NTREIS
• 2022-07-22 Sold (MLS) — NTREIS
• 2022-07-07 Pending — NTREIS
• 2022-06-30 Contingent — NTREIS
• 2022-06-28 Listed $100,000 NTREIS
• 2013-04-29 Sold (MLS) — NTREIS
• 2013-04-27 Pending — NTREIS
• 2013-04-09 Price Changed $19,900 NTREIS
• 2013-03-12 Price Changed $23,900 NTREIS
• 2013-02-13 Listed $29,900 NTREIS
• 2002-02-14 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,905 · +9.8% YoY. Source: county tax records.