422 Stone St · Mineola, TX 75773

$135,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 66 Days on market

Built 1940 0.51 ac lot $105/sqft · 18% below area Est $165k · 18% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious lot of over half an acre, this adorable and affordable home is just minutes from vibrant downtown Mineola and less than 35 minutes from Tyler. It’s an ideal opportunity for a handy homeowner ready to add sweat equity or an investor seeking to expand a rental portfolio. Recent renovations have significantly upgraded the property. The entire interior features durable luxury vinyl plank flooring, complemented by all-new ceiling fans, windows, HVAC system, a replaced sewer line, and a recently replaced roof. These updates provide modern comfort and peace of mind for years to come. The kitchen is a standout, featuring sleek granite countertops, stainless steel appliances, a stylish subway tile backsplash, shaker-style cabinetry, and a convenient kitchen island—perfect for meal prep and casual gatherings. The bathrooms have also been refreshed with granite-top vanities, tiled tub and shower surrounds, and elongated toilets, creating a clean, spa-like feel. While many major systems and cosmetic updates are largely complete, some additional finishing touches may be preferred following some recent foundation work. This presents a great chance for the right buyer to personalize the space and build equity through targeted improvements. The generous half-acre lot offers plenty of outdoor space for gardening, entertaining, or future projects, providing privacy and versatility rarely found in similar properties. Mineola’s small-town charm shines through with its historic downtown, antique shops, local eateries, and community events. Outdoor enthusiasts will appreciate easy access to lakes, parks, and nature preserves. This home combines solid updates with room for customization at an accessible price point, delivering a strong value in a desirable East Texas location.

Key facts

• 0.51 acre lot
• Built 1940
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Mineola — 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 69/100 on livability (#392 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, amenities F.
• Mineola ISD (town): math 54% / reading 46% proficiency, ranked #190 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 261 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $126,900 (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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $164,993
• List price: $135,000
• Delta: -18.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1265 Fm 1799	0.43mi	3/2.0	1,388 (+8%)	4mo	$249,900	$180	62
605 N Line	0.70mi	3/2.0	1,305 (+2%)	4mo	$160,000	$123	60
422 W Mcdonald	0.72mi	3/2.0	1,284 (+0%)	14mo	$189,500	$148	54
516 W Blair St	0.38mi	3/2.0	1,366 (+7%)	22mo	$170,000	$124	53
425 N Newsom St	0.67mi	2/2.0 (-1)	1,265 (-1%)	10mo	$179,000	$142	53
601 N Newsom St	0.74mi	3/2.0	1,314 (+3%)	12mo	$59,000	$45	51
805 University St	0.67mi	4/2.0 (+1)	1,154 (-10%)	13mo	$77,000	$67	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-208
• Equity at exit: $20,129

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $27,749
• Equity at exit: $11,672

Cash invested: $37,800 (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 75773

• Home prices YoY: -8.9%
• Active inventory: 261
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$708
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $340

Break-even live

Break-even rent $1,154

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $416	-5% $378	+0% $340	+5% $302	+10% $264
Rent	-10% $215	-5% $277	+0% $340	+5% $403	+10% $465
Rate	-1.0pp $408	-0.5pp $374	base $340	+0.5pp $305	+1.0pp $269

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Chapparel St Mineola, TX	3.0	1.0	1424	$1,400	$0.98	44d	1	0.16mi
806 S Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	22d	1	0.45mi
515 Giraud St Mineola, TX	3.0	2.0	1400	$1,700	$1.21	22d	1	0.65mi
803 Second St Mineola, TX	3.0	1.0	1160	$1,400	$1.21	14d	1	0.69mi
167 Blue Bird Ln Mineola, TX	1.0–2.0	1.0–2.0	805	$1,350	$1.68	14d	5	0.89mi
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	44d	1	0.90mi
150 Blue Bird Ln Mineola, TX	3.0	2.0	1250	$1,750	$1.40	44d	1	0.97mi
200 Blue Bird Ln Mineola, TX	3.0	2.0	1506	$1,900	$1.26	22d	1	0.97mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	22d	1	0.98mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	44d	1	0.98mi
233 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	22d	1	0.98mi

Listing history 39 events

1. 2026-06-19
   days on market $135,000 Active 66 DOM
2. 2026-06-18
   days on market $135,000 Active 65 DOM
3. 2026-06-17
   days on market $135,000 Active 64 DOM
4. 2026-06-16
   days on market $135,000 Active 63 DOM
5. 2026-06-15
   days on market $135,000 Active 62 DOM
6. 2026-06-14
   days on market $135,000 Active 60 DOM
7. 2026-06-13
   days on market $135,000 Active 59 DOM
8. 2026-06-10
   days on market $135,000 Active 57 DOM
9. 2026-06-09
   days on market $135,000 Active 56 DOM
10. 2026-06-08
    days on market $135,000 Active 55 DOM
11. 2026-06-07
    days on market $135,000 Active 54 DOM
12. 2026-06-02
    days on market $135,000 Active 49 DOM
13. 2026-06-01
    days on market $135,000 Active 48 DOM
14. 2026-05-31
    days on market $135,000 Active 47 DOM
15. 2026-05-30
    days on market $135,000 Active 46 DOM
16. 2026-04-14
    listed $149,900 Active 1824-char remark

    Show marketing remark (1824 chars)

    Nestled on a spacious lot of over half an acre, this adorable and affordable home is just minutes from vibrant downtown Mineola and less than 35 minutes from Tyler. It’s an ideal opportunity for a handy homeowner ready to add sweat equity or an investor seeking to expand a rental portfolio. Recent renovations have significantly upgraded the property. The entire interior features durable luxury vinyl plank flooring, complemented by all-new ceiling fans, windows, HVAC system, a replaced sewer line, and a recently replaced roof. These updates provide modern comfort and peace of mind for years to come. The kitchen is a standout, featuring sleek granite countertops, stainless steel appliances, a stylish subway tile backsplash, shaker-style cabinetry, and a convenient kitchen island—perfect for meal prep and casual gatherings. The bathrooms have also been refreshed with granite-top vanities, tiled tub and shower surrounds, and elongated toilets, creating a clean, spa-like feel. While many major systems and cosmetic updates are largely complete, some additional finishing touches may be preferred following some recent foundation work. This presents a great chance for the right buyer to personalize the space and build equity through targeted improvements. The generous half-acre lot offers plenty of outdoor space for gardening, entertaining, or future projects, providing privacy and versatility rarely found in similar properties. Mineola’s small-town charm shines through with its historic downtown, antique shops, local eateries, and community events. Outdoor enthusiasts will appreciate easy access to lakes, parks, and nature preserves. This home combines solid updates with room for customization at an accessible price point, delivering a strong value in a desirable East Texas location.

17. 2026-03-09
    historical
18. 2026-01-19
    price $139,900
19. 2025-12-12
    listed $149,900 Active
20. 2025-02-21
    historical $1,495
21. 2025-02-12
    listed $1,495
22. 2025-02-12
    historical $1,495
23. 2025-01-11
    listed $1,495
24. 2024-01-22
    historical $1,495
25. 2024-01-09
    listed $1,495
26. 2023-11-09
    soldstatus
27. 2023-11-01
    soldstatus Closed
28. 2023-09-20
    status Pending
29. 2023-09-06
    price $60,000
30. 2023-09-06
    status Active
31. 2023-08-25
    status Pending
32. 2023-08-18
    historical Active Option Contract
33. 2023-08-03
    listed $49,900 Active
34. 2020-09-08
    historical
35. 2020-02-02
    listed $49,900
36. 2016-05-03
    soldstatus
37. 2016-04-08
    soldstatus
38. 2016-03-29
    listed $15,000
39. 2016-01-27
    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: $1,768 · $147/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$702/yr (+$59/mo · 39.7%)

ⓘ 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 50% 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: $19,011
• − Mortgage interest: −$7,562
• − Property taxes: −$1,768
• − Insurance: −$675
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,927
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,592/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: Mineola ISD
• NCES district ID: 4830930
• Math proficiency: 54% ▲ 12.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $44,121
• Composite: 42.27/100
• National rank: #3274
• State rank: #190 of 826 in TX

Livability — Mineola

• Score: 69/100
• State rank: #392
• US rank: #8222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, TX
• Population (ZIP): 14,311

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.31%
• Current HPI: 227.0529
• Rent YoY: —
• Metro: —
• 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

+899.3% since first listed

24 events — show timeline

• 2026-04-14 Listed $149,900 NTREIS
• 2026-03-09 Listing Removed — NTREIS
• 2026-01-19 Price Changed $139,900 NTREIS
• 2025-12-12 Listed $149,900 NTREIS
• 2025-02-21 Rental Removed $1,495 TURBOTENANT
• 2025-02-12 Listed for Rent $1,495 TURBOTENANT
• 2025-02-12 Rental Removed $1,495 Avail
• 2025-01-11 Listed for Rent $1,495 Avail
• 2024-01-22 Rental Removed $1,495 Avail
• 2024-01-09 Listed for Rent $1,495 Avail
• 2023-11-09 Sold (Public Records) — Public Records
• 2023-11-01 Sold (MLS) — NTREIS
• 2023-09-20 Pending — NTREIS
• 2023-09-06 Price Changed $60,000 NTREIS
• 2023-09-06 Relisted — NTREIS
• 2023-08-25 Pending — NTREIS
• 2023-08-18 Contingent — NTREIS
• 2023-08-03 Listed $49,900 NTREIS
• 2020-09-08 Listing Removed — NTREIS
• 2020-02-02 Listed $49,900 NTREIS
• 2016-05-03 Sold (Public Records) — Public Records
• 2016-04-08 Sold (MLS) — GTAR
• 2016-03-29 Listed $15,000 GTAR
• 2016-01-27 Sold (Public Records) — Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,768 · +15.3% YoY. Source: county tax records.