10182 Northview Dr · Wills Point, TX 75169

$60,000

1 bd · 1.0 ba · 563 sqft · SingleFamily · 13 Days on market

Built 2025 Good condition 5,793 sqft lot $107/sqft · 29% below area Est $85k · 29% under $10/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-story home with loft in a peaceful lake community in Wills Point, just 30 minutes from Dallas! This cozy 500 sq. ft. home sits on a large lot and features a spacious front porch perfect for relaxing mornings or evening sunsets. Inside, you’ll find an open kitchen with an eat-in dining area, a full bathroom with both a shower and tub, and a large closet for extra storage. The loft provides an additional sleeping area, making great use of the space for guests or a private retreat.

Key facts

• Eat-in dining area
• Lake community
• Large closet

Tags

• LAKE COMMUNITY
• SPACIOUS FRONT PORCH
• OPEN KITCHEN
• EAT-IN DINING AREA
• FULL BATHROOM
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.4% vs local median 2.8% in Wills Point — 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 59/100 on livability (#1,174 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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); C B Thompson Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 628 students, 77% FRL); Wh Ford H S (math 17% / reading 44%, grade F, #1,085 of 1,632 statewide, top 67%, 786 students, 68% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 460 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $5k; list at $60k implies a 1204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.78%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (median comp): $84,515
• List price: $60,000
• Delta: -29.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10099 Flower St	0.16mi	2/1.0 (+1)	704 (+25%)	44mo	$87,000	$124	42
9759 Navajo Ln	1.97mi	2/1.0 (+1)	710 (+26%)	27mo	$155,000	$218	15
2378 Live Oak St	2.15mi	2/1.0 (+1)	720 (+28%)	49mo	$150,000	$208	15

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: 36.1%
• Equity multiple: 2.53×
• Total profit: $25,780
• Equity at exit: $8,946

10-year hold

• IRR: 42.8%
• Equity multiple: 5.06×
• Total profit: $68,245
• Equity at exit: $5,188

Cash invested: $16,800 (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 75169

• Home prices YoY: -15.4%
• Active inventory: 460
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$25
• HOA: −$10
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $557

Break-even live

Break-even rent $546

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $591	-5% $574	+0% $557	+5% $540	+10% $523
Rent	-10% $458	-5% $508	+0% $557	+5% $606	+10% $656
Rate	-1.0pp $587	-0.5pp $572	base $557	+0.5pp $541	+1.0pp $526

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Community amenities include boat ramp, club house, fishing, park, and playground
• HOA & community: Mandatory associationAnnual association fee of $124 (includes full use of facilities)HOA managed by Panarama Land Owners

Exterior

• Parking: No garage / no covered parking
• Utilities: Aerobic septicCo-op electric
• Home design: Single family residenceOne level
• Construction: Composition roofSlab foundationBuilt in 2025Construction materials: Unknown
• Exterior features: Covered porch(es)StorageOther exterior storage structureCleared, interior lot

Interior

• Kitchen: Microwave
• Bedrooms: 1 bedroom (Primary Bedroom on level 1)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Interior features: Cable TV availableHigh-speed internet availableEat-in kitchenKitchen islandWalk-in closet(s)
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 11 events

1. 2026-06-09
   days on market $60,000 Active 13 DOM
2. 2026-06-08
   days on market $60,000 Active 12 DOM
3. 2026-06-07
   pricedays on market $60,000 Active 11 DOM
4. 2026-06-04
   days on market $100,000 Active 8 DOM
5. 2026-06-03
   days on market $100,000 Active 7 DOM
6. 2026-06-02
   days on market $100,000 Active 6 DOM
7. 2026-06-01
   days on market $100,000 Active 5 DOM
8. 2026-05-31
   days on market $100,000 Active 4 DOM
9. 2026-05-21
   listed $100,000 Active
10. 2024-06-18
    soldstatus
11. 2019-03-06
    soldstatus $4,600

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$119/yr (+$10/mo · 12.1%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,011
• − Mortgage interest: −$3,361
• − Property taxes: −$979
• − Insurance: −$300
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − HOA: −$120
• − Depreciation: −$1,745
• Taxable income: $6,104
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,219/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $2,815–$8,445 screening

This charming 1-story home with a loft is in good condition and ready for a new owner. It has a spacious front porch, an open kitchen, and a large closet for extra storage. The home is located in a peaceful lake community with easy access to the city.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Clean the front porch — A clean and well-maintained front porch can make the home more appealing to potential renters and improve the overall rental experience. ↑
• Both Trim the grass and bushes — Trimming the grass and bushes can improve the curb appeal and make the home look more inviting to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary D C Cannon El Middle C B Thompson Middle F TX #858/1,662 Nat'l #7,581/14,009 High Wh Ford H S F TX #1,085/1,632 Nat'l #10,882/17,239

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

D Composite livability gradescore 59/100

Livability — Wills Point

• Score: 59/100
• State rank: #1174
• US rank: #20542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Van Zandt · 97,090 people
• City population: 15,744
• Population (ZIP): 15,744
• Household income: $67,879
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 15%
• Languages at home: 92% English-only · Spanish 8%

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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: ▼ -45.68%
• Current HPI: 250.2271
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Community amenities include boat ramp, club house, fishing, park, and playground
• HOA & community: Mandatory associationAnnual association fee of $124 (includes full use of facilities)HOA managed by Panarama Land Owners

Exterior

• Parking: No garage / no covered parking
• Utilities: Aerobic septicCo-op electric
• Home design: Single family residenceOne level
• Construction: Composition roofSlab foundationBuilt in 2025Construction materials: Unknown
• Exterior features: Covered porch(es)StorageOther exterior storage structureCleared, interior lot

Interior

• Kitchen: Microwave
• Bedrooms: 1 bedroom (Primary Bedroom on level 1)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Interior features: Cable TV availableHigh-speed internet availableEat-in kitchenKitchen islandWalk-in closet(s)
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+1204.3% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $60,000 NTREIS
• 2026-05-21 Listed $100,000 NTREIS
• 2024-06-18 Sold (Public Records) — Public Records
• 2019-03-06 Sold (Public Records) $4,600 Public Records

Property tax history

+18.1%/yr

Latest (2025): $979 · +190.8% YoY. Source: county tax records.