1049 County Road 2266 · Quinlan, TX 75474

$199,000

4 bd · 3.0 ba · 1,344 sqft · Manufactured public records · 234 Days on market

Built 2003 Poor condition 3.00 ac lot $148/sqft · 6% below area Est $328k · 39% under ↓ 10% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investor Special or Fixer-Upper Opportunity! Offers endless potential for renovation or redevelopment. Situated on a generous lot, the home features multiple rooms with a functional layout ready for your updates and finishing touches. The spacious yard provides plenty of room for outdoor projects, additional structures, or recreational space. Whether you're an investor seeking your next project or a buyer looking to customize your home from the ground up, this property provides a solid foundation to create value. Located near Lake Tawakoni and within easy reach of local amenities, this location offers a peaceful country setting with convenient access to town.

Key facts

• Spacious yard
• Generous lot
• Recreational space

Tags

• GENEROUS LOT
• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• RECREATIONAL SPACE
• SOLID FOUNDATION
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $199k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.6% in Quinlan — 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 64/100 on livability (#746 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Boles ISD (rural): math 37% / reading 45% proficiency, ranked #393 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 336 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 39% 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 $21k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $327,717
• List price: $199,000
• Delta: -39.28%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 3.43×
• Total profit: $135,147
• Equity at exit: $179,275

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $376,797
• Equity at exit: $386,613

Cash invested: $55,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $421

Break-even live

Break-even rent $1,572

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $534	-5% $477	+0% $421	+5% $365	+10% $308
Rent	-10% $255	-5% $338	+0% $421	+5% $504	+10% $587
Rate	-1.0pp $521	-0.5pp $472	base $421	+0.5pp $369	+1.0pp $317

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6553 Private Road 2270 Unit 2270 Quinlan, TX	3.0	2.5	960	$2,600	$2.71	0d	1	1.29mi

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 234 DOM
2. 2026-06-18
   days on market $199,000 Active 231 DOM
3. 2026-06-17
   days on market $199,000 Active 230 DOM
4. 2026-06-16
   days on market $199,000 Active 229 DOM
5. 2026-06-16
   price $199,000 Active 228 DOM
6. 2026-06-15
   days on market $225,000 Active 228 DOM
7. 2026-06-13
   days on market $225,000 Active 226 DOM
8. 2026-06-09
   days on market $225,000 Active 222 DOM
9. 2026-06-08
   days on market $225,000 Active 221 DOM
10. 2026-06-07
    days on market $225,000 Active 220 DOM
11. 2026-06-04
    days on market $225,000 Active 217 DOM
12. 2026-06-03
    days on market $225,000 Active 216 DOM
13. 2026-06-02
    days on market $225,000 Active 215 DOM
14. 2026-06-01
    days on market $225,000 Active 214 DOM
15. 2026-05-31
    days on market $225,000 Active 213 DOM
16. 2026-01-16
    price $225,000 670-char remark

    Show marketing remark (670 chars)

    Investor Special or Fixer-Upper Opportunity! Offers endless potential for renovation or redevelopment. Situated on a generous lot, the home features multiple rooms with a functional layout ready for your updates and finishing touches. The spacious yard provides plenty of room for outdoor projects, additional structures, or recreational space. Whether you're an investor seeking your next project or a buyer looking to customize your home from the ground up, this property provides a solid foundation to create value. Located near Lake Tawakoni and within easy reach of local amenities, this location offers a peaceful country setting with convenient access to town.

17. 2025-10-30
    listed $250,000 Active 670-char remark

    Show marketing remark (670 chars)

    Investor Special or Fixer-Upper Opportunity! Offers endless potential for renovation or redevelopment. Situated on a generous lot, the home features multiple rooms with a functional layout ready for your updates and finishing touches. The spacious yard provides plenty of room for outdoor projects, additional structures, or recreational space. Whether you're an investor seeking your next project or a buyer looking to customize your home from the ground up, this property provides a solid foundation to create value. Located near Lake Tawakoni and within easy reach of local amenities, this location offers a peaceful country setting with convenient access to town.

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$2,254/yr (+$188/mo · 162.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 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: $25,263
• − Mortgage interest: −$11,147
• − Property taxes: −$1,387
• − Insurance: −$995
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$5,789
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $4,596/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This fixer-upper property requires extensive repairs and maintenance to bring it up to a livable condition. Immediate focus should be on the roof, exterior, and foundation to ensure safety and prepare the property for future updates and sale.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Missing and damaged
• Major foundation — Structural issues

Value-add opportunities

• Both Landscaping and yard cleanup — Enhances curb appeal and prepares the property for sale
• Both Roof replacement — Critical to the home's structural integrity and safety
• Both Exterior siding repair/replacement — Improves the home's appearance and energy efficiency
• Both Foundation repair — Ensures the home's structural stability and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Missing and damaged	Major	$15,000–50,000
foundation · Structural issues	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and yard cleanup — Enhances curb appeal and prepares the property for sale ↑
• Both Roof replacement — Critical to the home's structural integrity and safety ↑
• Both Exterior siding repair/replacement — Improves the home's appearance and energy efficiency ↑
• Both Foundation repair — Ensures the home's structural stability and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boles ISD
• NCES district ID: 4810740
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $44,532
• Composite: 34.77/100
• National rank: #5124
• State rank: #393 of 826 in TX

Livability — Quinlan

• Score: 64/100
• State rank: #746
• US rank: #13776

Category grades

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

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

-10.0% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $225,000 HARMLS
• 2025-10-30 Listed $250,000 HARMLS

Property tax history

-1.0%/yr

Latest (2025): $1,387 · +17.6% YoY. Source: county tax records.