309 Mcdaniel St · Mineola, TX 75773

$115,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily · 128 Days on market

Built 1985 Fair condition 9,932 sqft lot $96/sqft · 32% below area Est $170k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom, 2 bath home with a 2-car garage in the heart of Mineola, a town known for its friendly small-town feel, historic downtown, and gorgeous East Texas scenery. Mineola offers boutique shopping, cozy cafes, and weekend farmers markets, all just minutes from your doorstep. This cute home is the perfect canvas—just waiting on you to love on it and make it yours! Whether you’re looking to settle into the community or create your dream space, this one has the location, charm, and potential you’ve been searching for.

Key facts

• Cozy cafes
• Historic downtown
• Boutique shopping

Tags

• HISTORIC DOWNTOWN
• GORGEOUS EAST TEXAS SCENERY
• BOUTIQUE SHOPPING
• COZY CAFES
• WEEKEND FARMERS MARKETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.94%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $169,740
• List price: $115,000
• Delta: -32.25%
• 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
104 Sparrow Ct	0.42mi	4/2.0	1,202 (+0%)	2mo	$155,990	$130	79
249 Blue Bird Ln	0.41mi	3/2.0 (-1)	1,202 (+0%)	2mo	$154,990	$129	74
315 Blue Bird Ln	0.41mi	3/2.0 (-1)	1,202 (+0%)	2mo	$149,990	$125	74
233 Blue Bird Ln	0.41mi	3/2.0 (-1)	1,202 (+0%)	2mo	$149,990	$125	74
327 Blue Bird Ln	0.41mi	3/2.0 (-1)	1,202 (+0%)	2mo	$154,990	$129	73
211 Blue Bird	0.41mi	3/2.0 (-1)	1,202 (+0%)	3mo	$148,990	$124	73
248 Blue Bird Ln	0.41mi	3/2.0 (-1)	1,202 (+0%)	8mo	$177,994	$148	69

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $15,467
• Equity at exit: $17,147

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $57,450
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $535

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $615	-5% $575	+0% $535	+5% $495	+10% $456
Rent	-10% $402	-5% $469	+0% $535	+5% $602	+10% $668
Rate	-1.0pp $593	-0.5pp $564	base $535	+0.5pp $505	+1.0pp $475

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 S Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	21d	1	0.22mi
515 Giraud St Mineola, TX	3.0	2.0	1400	$1,700	$1.21	21d	1	0.30mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	44d	1	0.45mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	21d	1	0.45mi
233 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	21d	1	0.45mi
150 Blue Bird Ln Mineola, TX	3.0	2.0	1250	$1,750	$1.40	44d	1	0.46mi
409 Chapparel St Mineola, TX	3.0	1.0	1424	$1,400	$0.98	44d	1	0.69mi
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	44d	1	1.07mi
803 Second St Mineola, TX	3.0	1.0	1160	$1,400	$1.21	14d	1	1.09mi

Listing history 16 events

1. 2026-06-19
   days on market $115,000 Active 128 DOM
2. 2026-06-18
   days on market $115,000 Active 127 DOM
3. 2026-06-17
   days on market $115,000 Active 126 DOM
4. 2026-06-16
   days on market $115,000 Active 125 DOM
5. 2026-06-15
   days on market $115,000 Active 124 DOM
6. 2026-06-14
   days on market $115,000 Active 122 DOM
7. 2026-06-13
   days on market $115,000 Active 121 DOM
8. 2026-06-10
   days on market $115,000 Active 119 DOM
9. 2026-06-09
   days on market $115,000 Active 118 DOM
10. 2026-06-08
    days on market $115,000 Active 117 DOM
11. 2026-06-07
    days on market $115,000 Active 116 DOM
12. 2026-06-02
    days on market $115,000 Active 111 DOM
13. 2026-06-01
    days on market $115,000 Active 110 DOM
14. 2026-05-31
    days on market $115,000 Active 109 DOM
15. 2026-05-30
    days on market $115,000 Active 108 DOM
16. 2026-02-11
    listed $115,000 Active 550-char remark

    Show marketing remark (550 chars)

    Charming 4 bedroom, 2 bath home with a 2-car garage in the heart of Mineola, a town known for its friendly small-town feel, historic downtown, and gorgeous East Texas scenery. Mineola offers boutique shopping, cozy cafes, and weekend farmers markets, all just minutes from your doorstep. This cute home is the perfect canvas—just waiting on you to love on it and make it yours! Whether you’re looking to settle into the community or create your dream space, this one has the location, charm, and potential you’ve been searching for.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $20,199
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$3,345
• Taxable income: $4,880
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $5,249/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 · 3 photos

Fair 45/100 Moderate rehab

This charming home in Mineola, TX, requires moderate renovations to improve its curb appeal and enhance its value. Overgrown vegetation and debris need to be trimmed and removed, and the exterior walls should be painted.

Repairs flagged

• Major overgrown vegetation — Needs trimming and removal
• Major debris — Needs cleaning and removal
• Moderate exterior siding — Needs cleaning and touch-up

Value-add opportunities

• Both trim and clean overgrown vegetation — Enhances curb appeal and safety
• Both paint exterior walls — Improves curb appeal and enhances home's value
• Both clean and remove debris — Enhances curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Needs trimming and removal	Major	$15,000–50,000
debris · Needs cleaning and removal	Major	$15,000–50,000
exterior siding · Needs cleaning and touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both trim and clean overgrown vegetation — Enhances curb appeal and safety ↑
• Both paint exterior walls — Improves curb appeal and enhances home's value ↑
• Both clean and remove debris — Enhances curb appeal 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: 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

1 event — show timeline

• 2026-02-11 Listed $115,000 GTAR