10718 Karen Sue Ct · Hawk Cove, TX 75474

$355,000

3 bd · 2.0 ba · 1,819 sqft · SingleFamily public records · 35 Days on market

Built 2021 0.50 ac lot $195/sqft · 10% below area Est $394k · 10% under $10/mo HOA

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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).

• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

Key facts

• Open floor plan
• Near lake tawakoni
• Outdoor recreation

Tags

• OPEN FLOOR PLAN
• HALF AN ACRE
• NEAR LAKE TAWAKONI
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Mandatory HOA (Kitsee Knoll Estates); Annual association fee of $125 covering management fees

Exterior

• Parking: Attached 2-car garage with garage door opener and double doors; 2 covered parking spaces
• Utilities: City water; Septic system; No municipal utility district
• Home design: Single-family residence; One-story home; Residential property
• Construction: Built in 2021; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Back yard fencing; Landscaped lot; Acreage setting (approximately 0.5 acre)

Interior

• Kitchen: Granite countertops; Kitchen island; Built-in cabinets; Electric cooktop; Electric oven; Microwave; Dishwasher; Disposal; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with walk-in closet and ensuite bath (dual sinks, separate shower); Two additional main-level bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms; Primary bath with dual sinks, separate shower and granite countertop; Secondary bath with granite countertop
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Pantry; Walk-in closets; One living area; One dining area; 9 total rooms; Living room fireplace
• Laundry & utility: Separate utility room with sink; Full-size washer/dryer area; Washer hookup; Built-in cabinets in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-831 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (41.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (41.4% below list).
• Recommended offer: $208k (41.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,499 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 2 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 $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,869 (41.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F 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 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: 0.59% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.03%
• DSCR: 0.55
• GRM: 14.2

CMA / ARV

• ARV (median comp): $394,143
• List price: $355,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10707 Karol Jean Way	0.43mi	4/2.0 (+1)	1,968 (+8%)	18mo	$399,900	$203	46
2863 Waters Edge	0.68mi	3/2.5	2,046 (+12%)	14mo	$329,999	$161	34

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $140,453
• Equity at exit: $319,812

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $455,324
• Equity at exit: $689,687

Cash invested: $99,400 (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: 14.2×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$148
• HOA: −$10
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-831

Break-even live

Break-even rent $3,131

Max offer price $208,183

Occupancy floor —

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2734 Waters Edge Quinlan, TX	3.0	2.0	1936	$2,199	$1.14	1d	1	0.72mi
2800 Rodeo Dr Quinlan, TX	4.0	3.5	2260	$2,199	$0.97	1d	1	0.94mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 23 events

1. 2026-06-18
   days on market $355,000 Active 35 DOM
2. 2026-06-17
   days on market $355,000 Active 34 DOM
3. 2026-06-16
   days on market $355,000 Active 33 DOM
4. 2026-06-15
   days on market $355,000 Active 32 DOM
5. 2026-06-13
   days on market $355,000 Active 30 DOM
6. 2026-06-09
   days on market $355,000 Active 26 DOM
7. 2026-06-08
   days on market $355,000 Active 25 DOM
8. 2026-06-07
   days on market $355,000 Active 24 DOM
9. 2026-06-04
   days on market $355,000 Active 21 DOM
10. 2026-06-03
    days on market $355,000 Active 20 DOM
11. 2026-06-02
    days on market $355,000 Active 19 DOM
12. 2026-06-01
    days on market $355,000 Active 18 DOM
13. 2026-05-31
    days on market $355,000 Active 17 DOM
14. 2026-05-14
    listed $365,000 Active 500-char remark
15. 2021-08-31
    soldstatus Sold 737-char remark

    Show marketing remark (737 chars)

    Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

16. 2021-07-28
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

17. 2021-07-22
    historical Active Option Contract 737-char remark

    Show marketing remark (737 chars)

    Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

18. 2021-07-07
    price $345,999 737-char remark

    Show marketing remark (737 chars)

    Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

19. 2021-05-01
    listed $349,999 Active 737-char remark

    Show marketing remark (737 chars)

    Beautiful New Construction on . 5 an acre lot steps away from Lake Tawakoni in a private community that features a private boat ramp! This 3 bed 2 bath home features 9' foot ceilings and can lighting throughout with vaulted ceilings ion the living! You will fall in love with the real hand-scraped oak hardwood floors that run throughout the kitchen, living room, & master bedroom! The kitchen features custom-built hardwood cabinets, white quartz countertops, designer gray subway tile, & stainless steel appliance suite. The master bathroom has a separate shower and jetted tub with a large walk-in closet! Large covered patio & front porch. Plenty of outdoor space to make it your own! Don't miss this before it's gone

20. 2020-10-23
    soldstatus
21. 2020-10-21
    soldstatus
22. 2007-10-26
    soldstatus
23. 2005-07-21
    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: $5,444 · $454/mo
• Projected year-2 tax: $6,496 · $541/mo
• Expected delta: +$1,052/yr (+$88/mo · 19.3%)

ⓘ 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 · 24 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: $24,944
• − Mortgage interest: −$19,886
• − Property taxes: −$5,444
• − Insurance: −$1,775
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$120
• − Depreciation: −$10,327
• Taxable loss: −$16,599
• Est. tax savings @ 24.0%: +$3,984
• After-tax cash flow: $-5,989/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 — Hawk Cove

• Score: 50/100
• State rank: #1499
• US rank: #25625

Category grades

Amenities F Commute F Cost of living A+ Crime F 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

+1.4% since first listed

11 events — show timeline

• 2026-05-26 Price Changed $355,000 NTREIS
• 2026-05-14 Listed $365,000 NTREIS
• 2021-08-31 Sold (MLS) — NTREIS
• 2021-07-28 Pending — NTREIS
• 2021-07-22 Contingent — NTREIS
• 2021-07-07 Price Changed $345,999 NTREIS
• 2021-05-01 Listed $349,999 NTREIS
• 2020-10-23 Sold (Public Records) — Public Records
• 2020-10-21 Sold (Public Records) — Public Records
• 2007-10-26 Sold (Public Records) — Public Records
• 2005-07-21 Sold (Public Records) — Public Records

Property tax history

+18.9%/yr

Latest (2025): $5,444 · +2.4% YoY. Source: county tax records.