8079 Harden Oaks · Quinlan, TX 75474

$219,000

6 bd · 3.0 ba · 1,992 sqft · SingleFamily public records · 219 Days on market

Built 1977 3.00 ac lot $110/sqft · 23% below area Est $284k · 23% under ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

8079 & 8103 Harden Oaks, Quinlan, TX Rare opportunity to own two side-by-side properties totaling 6 acres with a pond, mature trees, multiple utility hookups, and endless potential — all for under $450,000. The true value is in the land, privacy, and location. 8079 Harden Oaks Single-story home with 6 bedrooms and 2 bathrooms on 3 acres featuring mature trees and a deep fishing pond. Home needs work, but property already has water, electric, plus an additional set of hookups, offering strong potential for renovation or future development. 8103 Harden Oaks Two-story home with 5 bedrooms and 2 bathrooms, 2-car garage, and pole barn with stalls and storage. Situated on its own 3-acre lot with open land and trees. Home requires repairs and updates but provides excellent customization or rebuild potential. Property Highlights • 6 total acres • Serene deep fishing pond • Pole barn with stalls & storage • 3 water meters & 3 electric meters • Quiet cul-de-sac with no through traffic Location Quiet, peaceful neighborhood with long-term owners. 7 min to Quinlan 25 min to Rockwall 50 min to Dallas Easy access to Hwy 276 & I-30. Buy one or both. Available individually or together as a package under $450,000. Cash only. No bank financing. Owner will not finance. Ideal for a homestead, family compound, rental strategy, or long-term investment. Opportunities like this are extremely rare.

Key facts

• 3 acre property
• Pond on property
• Cross fenced

Tags

• 3 ACRE PROPERTY
• UTILITIES ALREADY IN PLACE
• POND ON PROPERTY
• CROSS FENCED
• ADDITIONAL WATER TAP
• SEPARATE ELECTRIC METER

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (5.0% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.6% in Quinlan — 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 64/100 on livability (#746 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: 339 active listings in the ZIP; 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 $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.95% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $283,690
• List price: $219,000
• Delta: -22.80%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 3.03×
• Total profit: $124,396
• Equity at exit: $197,293

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $362,471
• Equity at exit: $425,469

Cash invested: $61,320 (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: 339
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$324 /mo · $3,892/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $79

Break-even live

Break-even rent $1,980

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $203	-5% $141	+0% $79	+5% $17	+10% $-45
Rent	-10% $-85	-5% $-3	+0% $79	+5% $162	+10% $244
Rate	-1.0pp $190	-0.5pp $135	base $79	+0.5pp $23	+1.0pp $-35

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $219,000 Active 219 DOM
2. 2026-06-21
   days on market $219,000 Active 218 DOM
3. 2026-06-18
   days on market $219,000 Active 215 DOM
4. 2026-06-17
   days on market $219,000 Active 214 DOM
5. 2026-06-16
   days on market $219,000 Active 213 DOM
6. 2026-06-15
   days on market $219,000 Active 212 DOM
7. 2026-06-13
   days on market $219,000 Active 210 DOM
8. 2026-06-09
   days on market $219,000 Active 206 DOM
9. 2026-06-08
   days on market $219,000 Active 205 DOM
10. 2026-06-07
    days on market $219,000 Active 204 DOM
11. 2026-06-04
    days on market $219,000 Active 201 DOM
12. 2026-06-03
    days on market $219,000 Active 200 DOM
13. 2026-06-02
    days on market $219,000 Active 199 DOM
14. 2026-06-01
    days on market $219,000 Active 198 DOM
15. 2026-05-31
    days on market $219,000 Active 197 DOM
16. 2026-01-28
    price $219,000 1473-char remark

    Show marketing remark (1473 chars)

    8079 & 8103 Harden Oaks, Quinlan, TX Rare opportunity to own two side-by-side properties totaling 6 acres with a pond, mature trees, multiple utility hookups, and endless potential — all for under $450,000. The true value is in the land, privacy, and location. 8079 Harden Oaks Single-story home with 6 bedrooms and 2 bathrooms on 3 acres featuring mature trees and a deep fishing pond. Home needs work, but property already has water, electric, plus an additional set of hookups, offering strong potential for renovation or future development. 8103 Harden Oaks Two-story home with 5 bedrooms and 2 bathrooms, 2-car garage, and pole barn with stalls and storage. Situated on its own 3-acre lot with open land and trees. Home requires repairs and updates but provides excellent customization or rebuild potential. Property Highlights • 6 total acres • Serene deep fishing pond • Pole barn with stalls & storage • 3 water meters & 3 electric meters • Quiet cul-de-sac with no through traffic Location Quiet, peaceful neighborhood with long-term owners. 7 min to Quinlan 25 min to Rockwall 50 min to Dallas Easy access to Hwy 276 & I-30. Buy one or both. Available individually or together as a package under $450,000. Cash only. No bank financing. Owner will not finance. Ideal for a homestead, family compound, rental strategy, or long-term investment. Opportunities like this are extremely rare.

17. 2026-01-03
    price $234,000 1473-char remark

    Show marketing remark (1473 chars)

    8079 & 8103 Harden Oaks, Quinlan, TX Rare opportunity to own two side-by-side properties totaling 6 acres with a pond, mature trees, multiple utility hookups, and endless potential — all for under $450,000. The true value is in the land, privacy, and location. 8079 Harden Oaks Single-story home with 6 bedrooms and 2 bathrooms on 3 acres featuring mature trees and a deep fishing pond. Home needs work, but property already has water, electric, plus an additional set of hookups, offering strong potential for renovation or future development. 8103 Harden Oaks Two-story home with 5 bedrooms and 2 bathrooms, 2-car garage, and pole barn with stalls and storage. Situated on its own 3-acre lot with open land and trees. Home requires repairs and updates but provides excellent customization or rebuild potential. Property Highlights • 6 total acres • Serene deep fishing pond • Pole barn with stalls & storage • 3 water meters & 3 electric meters • Quiet cul-de-sac with no through traffic Location Quiet, peaceful neighborhood with long-term owners. 7 min to Quinlan 25 min to Rockwall 50 min to Dallas Easy access to Hwy 276 & I-30. Buy one or both. Available individually or together as a package under $450,000. Cash only. No bank financing. Owner will not finance. Ideal for a homestead, family compound, rental strategy, or long-term investment. Opportunities like this are extremely rare.

18. 2025-11-15
    listed $239,000 Active 1473-char remark

    Show marketing remark (1473 chars)

    8079 & 8103 Harden Oaks, Quinlan, TX Rare opportunity to own two side-by-side properties totaling 6 acres with a pond, mature trees, multiple utility hookups, and endless potential — all for under $450,000. The true value is in the land, privacy, and location. 8079 Harden Oaks Single-story home with 6 bedrooms and 2 bathrooms on 3 acres featuring mature trees and a deep fishing pond. Home needs work, but property already has water, electric, plus an additional set of hookups, offering strong potential for renovation or future development. 8103 Harden Oaks Two-story home with 5 bedrooms and 2 bathrooms, 2-car garage, and pole barn with stalls and storage. Situated on its own 3-acre lot with open land and trees. Home requires repairs and updates but provides excellent customization or rebuild potential. Property Highlights • 6 total acres • Serene deep fishing pond • Pole barn with stalls & storage • 3 water meters & 3 electric meters • Quiet cul-de-sac with no through traffic Location Quiet, peaceful neighborhood with long-term owners. 7 min to Quinlan 25 min to Rockwall 50 min to Dallas Easy access to Hwy 276 & I-30. Buy one or both. Available individually or together as a package under $450,000. Cash only. No bank financing. Owner will not finance. Ideal for a homestead, family compound, rental strategy, or long-term investment. Opportunities like this are extremely rare.

19. 2021-04-26
    soldstatus
20. 2013-05-29
    soldstatus
21. 2004-11-12
    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: $3,892 · $324/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$116/yr (+$10/mo · 3.0%)

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

Taxation est. · year 1

• Rental income: $24,964
• − Mortgage interest: −$12,267
• − Property taxes: −$3,892
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$6,371
• Taxable loss: −$2,655
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $1,591/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 — Quinlan

• Score: 64/100
• State rank: #746
• US rank: #13776

Category grades

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

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

-8.4% since first listed

6 events — show timeline

• 2026-01-28 Price Changed $219,000 NTREIS
• 2026-01-03 Price Changed $234,000 NTREIS
• 2025-11-15 Listed $239,000 NTREIS
• 2021-04-26 Sold (Public Records) — Public Records
• 2013-05-29 Sold (Public Records) — Public Records
• 2004-11-12 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,892 · +47.9% YoY. Source: county tax records.