133 Lori Dr · Mineral Wells, TX 76067

$250,000

4 bd · 3.0 ba · 1,152 sqft · MultiFamily public records · 41 Days on market

Built 1985 8,712 sqft lot ↓ 10% since listing

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

FULL DUPLEX — GREAT INVESTMENT OPPORTUNITY WITH BOTH UNITS OCCUPIED! One side has been completely redone and updated with high-grade laminate flooring, ceramic tile, granite countertops and backsplash, stainless steel appliances, full-size washer and dryer connections, ceiling fans, and more. Located in the growing community of Mineral Wells, this property offers the perfect blend of small-town charm and investment potential. Enjoy easy access to the historic downtown area, shopping, restaurants, and the city’s ongoing revitalization efforts that continue drawing new residents and businesses to the area. Just minutes from Lake Mineral Wells State Park & Trailway, outdoor r

Key facts

• Ceiling fans
• Ceramic tile
• Granite countertops

Tags

• HIGH-GRADE LAMINATE FLOORING
• CERAMIC TILE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CEILING FANS
• EASY ACCESS TO DOWNTOWN

Property features AI

Finance

• Financial info: Month-to-month tenancy; Gross annual income approximately $31,200; Gross annual expenses approximately $5,820; Insurance expense $1,225; Net operating income approximately $24,155; Capitalization rate 9.66%
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 garage spaces; Carport for 2 vehicles; Circular driveway and additional driveway (4 covered spaces / 4 parking spaces total)
• Utilities: City water; City sewer; Electricity connected; No municipal utility district
• Home design: Duplex (residential income); 1 building with 2 units; 2-story; Year built 1985
• Construction: Brick construction; Composition/shingle roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms; 2 half bathrooms (total 4 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Walk-in closet(s); Two levels; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive. Per door: $24/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.8% below list).
• Recommended offer: $205k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.7% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,400 (17.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-37,574
• Equity at exit: $37,276

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-29,110
• Equity at exit: $21,615

Cash invested: $70,000 (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 76067

• Active inventory: 277
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $47

Break-even live

Break-even rent $1,994

Max offer price $250,000

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,054
Total (2 units)			$2,054

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $250,000 Active 41 DOM
2. 2026-06-18
   days on market $250,000 Active 40 DOM
3. 2026-06-17
   days on market $250,000 Active 39 DOM
4. 2026-06-16
   days on market $250,000 Active 38 DOM
5. 2026-06-15
   days on market $250,000 Active 37 DOM
6. 2026-06-14
   days on market $250,000 Active 35 DOM
7. 2026-06-12
   days on market $250,000 Active 34 DOM
8. 2026-06-09
   days on market $250,000 Active 31 DOM
9. 2026-06-08
   days on market $250,000 Active 30 DOM
10. 2026-06-07
    days on market $250,000 Active 29 DOM
11. 2026-06-07
    days on market $250,000 Active 28 DOM
12. 2026-06-04
    days on market $250,000 Active 25 DOM
13. 2026-06-02
    days on market $250,000 Active 24 DOM
14. 2026-06-01
    days on market $250,000 Active 23 DOM
15. 2026-05-31
    days on market $250,000 Active 22 DOM
16. 2026-05-31
    days on market $250,000 Active 21 DOM
17. 2026-05-09
    listed $250,000 Active 958-char remark
18. 2026-03-20
    historical
19. 2025-10-20
    listed $279,000 Active
20. 2016-05-25
    soldstatus
21. 1984-07-17
    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: $1,924 · $160/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,651/yr (+$221/mo · 137.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,648
• − Mortgage interest: −$14,004
• − Property taxes: −$1,924
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$7,273
• Taxable loss: −$3,747
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $1,464/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, 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

-10.4% since first listed

5 events — show timeline

• 2026-05-09 Listed $250,000 NTREIS
• 2026-03-20 Listing Removed — NTREIS
• 2025-10-20 Listed $279,000 NTREIS
• 2016-05-25 Sold (Public Records) — Public Records
• 1984-07-17 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,924 · -4.8% YoY. Source: county tax records.