508 Sherry St · West Tawakoni, TX 75474

$187,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 103 Days on market

Built 1961 7,536 sqft lot $173/sqft · 16% below area Est $222k · 16% under

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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 +17.2/30.0
• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in a desirable lake community, this home offers the perfect blend of comfort and outdoor living. Corner lot location with scenic water views and walking distance to the neighborhood waterfront community park. Enjoy the large covered front porch spanning the full width of the home, a wooden side deck, and a fully fenced backyard, ideal for entertaining or relaxing outdoors. Carport parking with RV camper height clearance is a rare bonus. Inside, an open-concept layout maximizes space and natural light. The primary suite features a standalone shower, dual sink vanity, and walk-in closet. Two additional bedrooms and a full second bath complete the floorplan. Whether you're searching for a primary residence, vacation getaway, or investment property — this one has it all. Community waterfront access to the neighborhood, charming curb appeal, and move-in ready condition make this a must-see! All information deemed reliable. Buyer and buyers agent to verify.

Key facts

• Wooden side deck
• Scenic water views
• Corner lot location

Tags

• CORNER LOT LOCATION
• SCENIC WATER VIEWS
• WALKING DISTANCE TO PARK
• LARGE COVERED FRONT PORCH
• WOODEN SIDE DECK
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $173k (7.3% below list).
• Recommended offer: $170k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.6% in West Tawakoni — 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 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools 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.
• 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 32% 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 $20k of equity ($1k loan paydown + $19k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $170,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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. 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: 0.93% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $222,420
• List price: $187,000
• Delta: -15.92%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $110,302
• Equity at exit: $168,464

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $318,148
• Equity at exit: $363,300

Cash invested: $52,360 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $133

Break-even live

Break-even rent $1,565

Max offer price $187,000

Occupancy floor 87%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	0.34mi
550 Quail Run Cir Quinlan, TX	3.0	2.0	1200	$1,300	$1.08	15d	1	0.90mi

Listing history 22 events

1. 2026-06-18
   days on market $187,000 Active 103 DOM
2. 2026-06-17
   days on market $187,000 Active 102 DOM
3. 2026-06-16
   days on market $187,000 Active 101 DOM
4. 2026-06-15
   days on market $187,000 Active 100 DOM
5. 2026-06-13
   days on market $187,000 Active 98 DOM
6. 2026-06-09
   days on market $187,000 Active 94 DOM
7. 2026-06-08
   days on market $187,000 Active 93 DOM
8. 2026-06-07
   days on market $187,000 Active 92 DOM
9. 2026-06-04
   days on market $187,000 Active 89 DOM
10. 2026-06-03
    days on market $187,000 Active 88 DOM
11. 2026-06-02
    pricedays on market $187,000 Active 87 DOM
12. 2026-06-01
    days on market $190,000 Active 86 DOM
13. 2026-05-31
    days on market $190,000 Active 85 DOM
14. 2026-04-29
    price $190,000 979-char remark

    Show marketing remark (979 chars)

    Nestled in a desirable lake community, this home offers the perfect blend of comfort and outdoor living. Corner lot location with scenic water views and walking distance to the neighborhood waterfront community park. Enjoy the large covered front porch spanning the full width of the home, a wooden side deck, and a fully fenced backyard, ideal for entertaining or relaxing outdoors. Carport parking with RV camper height clearance is a rare bonus. Inside, an open-concept layout maximizes space and natural light. The primary suite features a standalone shower, dual sink vanity, and walk-in closet. Two additional bedrooms and a full second bath complete the floorplan. Whether you're searching for a primary residence, vacation getaway, or investment property — this one has it all. Community waterfront access to the neighborhood, charming curb appeal, and move-in ready condition make this a must-see! All information deemed reliable. Buyer and buyers agent to verify.

15. 2026-04-08
    status Active 979-char remark

    Show marketing remark (979 chars)

    Nestled in a desirable lake community, this home offers the perfect blend of comfort and outdoor living. Corner lot location with scenic water views and walking distance to the neighborhood waterfront community park. Enjoy the large covered front porch spanning the full width of the home, a wooden side deck, and a fully fenced backyard, ideal for entertaining or relaxing outdoors. Carport parking with RV camper height clearance is a rare bonus. Inside, an open-concept layout maximizes space and natural light. The primary suite features a standalone shower, dual sink vanity, and walk-in closet. Two additional bedrooms and a full second bath complete the floorplan. Whether you're searching for a primary residence, vacation getaway, or investment property — this one has it all. Community waterfront access to the neighborhood, charming curb appeal, and move-in ready condition make this a must-see! All information deemed reliable. Buyer and buyers agent to verify.

16. 2026-03-26
    historical Active Option Contract 979-char remark

    Show marketing remark (979 chars)

    Nestled in a desirable lake community, this home offers the perfect blend of comfort and outdoor living. Corner lot location with scenic water views and walking distance to the neighborhood waterfront community park. Enjoy the large covered front porch spanning the full width of the home, a wooden side deck, and a fully fenced backyard, ideal for entertaining or relaxing outdoors. Carport parking with RV camper height clearance is a rare bonus. Inside, an open-concept layout maximizes space and natural light. The primary suite features a standalone shower, dual sink vanity, and walk-in closet. Two additional bedrooms and a full second bath complete the floorplan. Whether you're searching for a primary residence, vacation getaway, or investment property — this one has it all. Community waterfront access to the neighborhood, charming curb appeal, and move-in ready condition make this a must-see! All information deemed reliable. Buyer and buyers agent to verify.

17. 2026-03-07
    listed $195,000 Active 979-char remark

    Show marketing remark (979 chars)

    Nestled in a desirable lake community, this home offers the perfect blend of comfort and outdoor living. Corner lot location with scenic water views and walking distance to the neighborhood waterfront community park. Enjoy the large covered front porch spanning the full width of the home, a wooden side deck, and a fully fenced backyard, ideal for entertaining or relaxing outdoors. Carport parking with RV camper height clearance is a rare bonus. Inside, an open-concept layout maximizes space and natural light. The primary suite features a standalone shower, dual sink vanity, and walk-in closet. Two additional bedrooms and a full second bath complete the floorplan. Whether you're searching for a primary residence, vacation getaway, or investment property — this one has it all. Community waterfront access to the neighborhood, charming curb appeal, and move-in ready condition make this a must-see! All information deemed reliable. Buyer and buyers agent to verify.

18. 2018-06-12
    soldstatus Sold 474-char remark

    Show marketing remark (474 chars)

    Beautifully Remodeled Lake House in a quiet neighborhood. Located on a corner lot, with Lake views & Lake access through the community park. Enjoy your morning coffee or evenings on the large front porch or newly added deck. Home features an open concept living area and 3 Beds 2 Baths with Master On Suite and walk in closet. New Roof, New Flooring, New Cabinets, Granite Counters, New Stainless Appliances, New Windows, New Insulation, New Electric, New Landscaping.

19. 2018-04-16
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Beautifully Remodeled Lake House in a quiet neighborhood. Located on a corner lot, with Lake views & Lake access through the community park. Enjoy your morning coffee or evenings on the large front porch or newly added deck. Home features an open concept living area and 3 Beds 2 Baths with Master On Suite and walk in closet. New Roof, New Flooring, New Cabinets, Granite Counters, New Stainless Appliances, New Windows, New Insulation, New Electric, New Landscaping.

20. 2018-04-06
    historical Active Option Contract 474-char remark

    Show marketing remark (474 chars)

    Beautifully Remodeled Lake House in a quiet neighborhood. Located on a corner lot, with Lake views & Lake access through the community park. Enjoy your morning coffee or evenings on the large front porch or newly added deck. Home features an open concept living area and 3 Beds 2 Baths with Master On Suite and walk in closet. New Roof, New Flooring, New Cabinets, Granite Counters, New Stainless Appliances, New Windows, New Insulation, New Electric, New Landscaping.

21. 2018-04-02
    listed $129,900 Active 474-char remark

    Show marketing remark (474 chars)

    Beautifully Remodeled Lake House in a quiet neighborhood. Located on a corner lot, with Lake views & Lake access through the community park. Enjoy your morning coffee or evenings on the large front porch or newly added deck. Home features an open concept living area and 3 Beds 2 Baths with Master On Suite and walk in closet. New Roof, New Flooring, New Cabinets, Granite Counters, New Stainless Appliances, New Windows, New Insulation, New Electric, New Landscaping.

22. 2018-01-12
    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: $2,131 · $178/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$1,291/yr (+$108/mo · 60.6%)

ⓘ 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: $20,796
• − Mortgage interest: −$10,475
• − Property taxes: −$2,131
• − Insurance: −$935
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,440
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,958/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 — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

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: 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

+46.3% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $190,000 NTREIS
• 2026-04-08 Relisted — NTREIS
• 2026-03-26 Contingent — NTREIS
• 2026-03-07 Listed $195,000 NTREIS
• 2018-06-12 Sold (MLS) — NTREIS
• 2018-04-16 Pending — NTREIS
• 2018-04-06 Contingent — NTREIS
• 2018-04-02 Listed $129,900 NTREIS
• 2018-01-12 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,131 · +7.5% YoY. Source: county tax records.