128 Whitetail Way · Caddo Mills, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +11.5/15.0
- Cash flow +6.2/30.0
- Schools +6.2/10.0
- Condition / age +4.8/5.0
- Livability +3.7/5.0
- 1% rule +2.9/10.0
- Rent growth +2.5/5.0
- DSCR +0.5/10.0
- Appreciation +0.0/10.0
$274,900
128 Whitetail Way · Caddo Mills, TX 75135
4 bd · 2.0 ba · 1,826 sqft · SingleFamily
public records
· 112 Days on market
Built 2020
7,187 sqft lot
Garage
$151/sqft
· 9% below area
Est $301k · 9% under
$44/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Beautiful, four bedroom, two bath with covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system and much more! Located in a desirable neighborhood in Caddo Mills ISD with community pool, easy access to surrounding areas. Schedule a tour today!
Key facts
- Gas cooktop
- Builder upgrade
- 10 foot ceilings
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $187k (32.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.2% below list).
- Recommended offer: $187k (32.1% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 73/100 on livability (#216 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
- Caddo Mills ISD (rural): math 59% / reading 59% proficiency, ranked #60 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Frances And Jeannette Lee El (math 63% / reading 55%, grade B-, #455 of 4,322 statewide, top 11%, 571 students, 29% FRL); Caddo Mills Middle (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 416 students, 28% FRL); Caddo Mills H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 681 students, 28% FRL) — zoned schools at 28% FRL track the district average.
- Market conditions: 506 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.
Negotiation context
- It's been on market 112 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 6y 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
- Watch-outs: property tax is 2.7% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$186,757
(32.1% below list)
Questions for the listing agent
- 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?
- It's been on market 112 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- 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?
- 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.
- 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.
- 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
- 0.79% ✗
- Cap rate
- 4.11%
- Cash-on-cash
- -7.78%
- DSCR
- 0.65
- GRM
- 10.6
CMA / ARV
- ARV (median comp)
- $301,411
- List price
- $274,900
- Delta
- -8.80%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 108 Condor Pass | 0.19mi | 4/2.0 | 1,830 (+0%) | 5mo | $267,999 | $146 | 86 |
| 127 Longhorn Pass | 0.05mi | 4/2.0 | 2,023 (+11%) | 2mo | $295,000 | $146 | 78 |
| 200 Calico Ln | 0.19mi | 4/2.0 | 2,011 (+10%) | 3mo | $299,000 | $149 | 72 |
| 167 Mockingbird Way | 0.16mi | 4/2.0 | 2,017 (+10%) | 4mo | $289,000 | $143 | 71 |
| 211 Bobcat Ln | 0.22mi | 3/2.0 (-1) | 1,735 (-5%) | 6mo | $294,030 | $169 | 71 |
| 500 Carthage St | 0.46mi | 4/2.0 | 1,935 (+6%) | 1mo | $294,490 | $152 | 68 |
| 213 Pintail Dr | 0.38mi | 4/2.0 | 2,012 (+10%) | 2mo | $289,000 | $144 | 64 |
| 404 Flintlock Rd | 0.44mi | 3/2.0 (-1) | 1,735 (-5%) | 6mo | $287,490 | $166 | 62 |
| 504 Carthage St | 0.48mi | 4/2.0 | 2,017 (+10%) | 1mo | $299,990 | $149 | 59 |
| 514 Carthage St | 0.53mi | 4/2.0 | 2,017 (+10%) | 4mo | $338,990 | $168 | 55 |
| 513 Carthage St | 0.52mi | 4/3.0 | 2,060 (+13%) | 2mo | $304,490 | $148 | 49 |
| 506 Carthage St | 0.49mi | 4/3.0 | 2,060 (+13%) | 4mo | $333,490 | $162 | 49 |
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
- -29.8%
- Equity multiple
- 0.01×
- Total profit
- $-76,101
- Equity at exit
- $40,988
10-year hold
- IRR
- -30.4%
- Equity multiple
- -0.38×
- Total profit
- $-106,282
- Equity at exit
- $23,768
Cash invested: $76,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 65 active · 14 under contract
- Months of supply
- 32.5 mo (3%/mo absorbed)
- Median asking
- $293,990 ($160/sqft)
- Median days on market
- 89 d
- This list price
- 11% of active listings are priced below it
- ARV vs active asking
- +3.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75135
- Home prices YoY
- -13.5%
- Active inventory
- 506
- Price-to-rent
- 10.6×
Monthly cashflow live
↻
- Estimated rent
- $2,165 high interval (Pro) →
- Mortgage (P&I)
- −$1,442
- Tax from tax record
- −$609 /mo · $7,311/yr
- Insurance
- −$115
- HOA
- −$44
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$455
- Net cashflow
- $-499
Break-even live
Break-even rent
$2,797
Max offer price
$186,757
Occupancy floor
—
Sensitivity live
| Price | -10% $-343 | -5% $-421 | +0% $-499 | +5% $-577 | +10% $-655 |
|---|---|---|---|---|---|
| Rent | -10% $-670 | -5% $-584 | +0% $-499 | +5% $-413 | +10% $-328 |
| Rate | -1.0pp $-361 | -0.5pp $-429 | base $-499 | +0.5pp $-570 | +1.0pp $-643 |
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
- $68,725
- Closing costs
- $8,247
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 27 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 132 Whitetail Way Caddo Mills, TX | 3.0 | 2.0 | 1780 | $2,400 | $1.35 | 107d | 1 | 0.04mi |
| 151 Coyote Trl Caddo Mills, TX | 3.0 | 2.0 | 1738 | $2,350 | $1.35 | 18d | 1 | 0.09mi |
| 152 Whitetail Way Caddo Mills, TX | 4.0 | 2.0 | 1826 | $1,900 | $1.04 | 51d | 1 | 0.13mi |
| 116 Kiskadee Trl Caddo Mills, TX | 4.0 | 2.0 | 2018 | $1,995 | $0.99 | 79d | 1 | 0.19mi |
| 210 Calico Ln Caddo Mills, TX | 4.0 | 2.0 | 2012 | $2,350 | $1.17 | 57d | 1 | 0.19mi |
| 176 Mockingbird Way Caddo Mills, TX | 4.0 | 2.0 | 2035 | $1,995 | $0.98 | 48d | 1 | 0.20mi |
| 187 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2003 | $2,195 | $1.10 | 100d | 1 | 0.25mi |
| 221 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2014 | $2,000 | $0.99 | 78d | 1 | 0.35mi |
| 221 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2010 | $1,950 | $0.97 | 63d | 1 | 0.35mi |
| 218 Whitetail Way Caddo Mills, TX | 3.0 | 2.0 | 1735 | $2,195 | $1.27 | 139d | 1 | 0.36mi |
| 509 Range Rd Caddo Mills, TX | 4.0 | 3.0 | 2060 | $2,500 | $1.21 | 96d | 1 | 0.48mi |
| 125 Smarty Jones St Caddo Mills, TX | 4.0 | 2.0 | 1690 | $2,100 | $1.24 | 67d | 1 | 1.03mi |
| 157 Silver Charm Ln Caddo Mills, TX | 4.0 | 3.0 | 2097 | $2,200 | $1.05 | 20d | 1 | 1.15mi |
| 103 Whirlway Ln Caddo Mills, TX | 4.0 | 2.0 | 1801 | $1,795 | $1.00 | 29d | 1 | 1.24mi |
| 116 Sir Barton Ln Caddo Mills, TX | 4.0 | 3.0 | 2097 | $2,100 | $1.00 | 2d | 1 | 1.28mi |
| 116 Sir Barton Ln Caddo Mills, TX | 4.0 | 3.5 | 2097 | $2,100 | $1.00 | 0d | 1 | 1.28mi |
| 100 Stovall Ln Caddo Mills, TX | 4.0 | 2.0 | 2096 | $1,850 | $0.88 | 79d | 1 | 1.35mi |
| 181 Seabiscuit Dr Caddo Mills, TX | 4.0 | 2.0 | 1598 | $1,995 | $1.25 | 139d | 1 | 1.35mi |
| 110 Real Quiet Ln Caddo Mills, TX | 4.0 | 3.0 | 2158 | $2,100 | $0.97 | 117d | 1 | 1.39mi |
| 218 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2272 | $2,350 | $1.03 | 41d | 1 | 1.41mi |
| 218 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2272 | $2,250 | $0.99 | 51d | 1 | 1.41mi |
| 208 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2118 | $1,995 | $0.94 | 64d | 1 | 1.41mi |
| 208 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2118 | $1,995 | $0.94 | 79d | 1 | 1.41mi |
| 111 Real Quiet Ln Caddo Mills, TX | 4.0 | 2.0 | 2106 | $2,000 | $0.95 | 69d | 1 | 1.42mi |
| 104 Omaha Ln Caddo Mills, TX | 4.0 | 2.0 | 1575 | $1,995 | $1.27 | 108d | 1 | 1.44mi |
| 204 Marcell Ln Caddo Mills, TX | 4.0 | 2.0 | 1865 | $2,250 | $1.21 | 41d | 1 | 1.46mi |
| 151 Seabiscuit Dr Caddo Mills, TX | 4.0 | 2.0 | 1690 | $1,750 | $1.04 | 139d | 1 | 1.49mi |
Property features AI
Finance
- Other
- Directions: GPS friendly. From 36, turn onto Trailstone Dr., left on Armadillo Ct., right on Whitetail Way; home on rightSubdivision: Trailstone Ph 1
- Financial info
- Listing permits conventional financing, FHA, VA, USDA, and cash
- HOA & community
- Mandatory HOAAnnual association fee covers full use of facilitiesHOA management: Neighborhood Management, Inc.
Exterior
- Parking
- 2-car attached garage with garage door openerCovered parking for 2 vehiclesAdditional concrete driveway parking
- Security
- Smoke detectors installed
- Utilities
- City waterCity sewerElectricity connectedIndividual gas meterMunicipal utility districtCommunity mailboxConcrete curbs and sidewalks
- Home design
- Single family residenceOne-storyResidential propertyPreowned home built in 2020Smart home features supported
- Construction
- Brick and rock/stone exteriorComposition roofSlab foundation
- Exterior features
- Covered porch(es)Exterior lightingWood fencingLandscaped, cleared and mostly level yardLarge backyard with grassSprinkler systemInterior lot in a subdivision
Interior
- Kitchen
- DishwasherDisposalGas cooktopGas ovenMicrowaveKitchen islandGranite countersEat-in kitchenPantryWater line to refrigeratorPlumbed for gas in kitchen
- Bedrooms
- Primary bedroom on main level with ensuite bath, dual sinks, and walk-in closetThree additional bedrooms on main level with walk-in closets (split bedroom plan)
- Flooring
- CarpetLuxury vinyl plankTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral airCeiling fans
- Interior features
- Open floorplan with eat-in kitchen and kitchen islandGranite countertopsPantryWalk-in closetsDouble vanityChandelier and decorative lightingFlat screen wiringCable TV and high-speed internet availableTankless water heaterWater line to refrigeratorPlumbed for gas in kitchen1 living area and 1 dining area7 total rooms
- Laundry & utility
- Tankless water heater
HOA detail $44/mo · $528/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-23days on market $274,900 Active 112 DOM
-
2026-09-22days on market $274,900 Active 111 DOM
-
2026-09-21days on market $274,900 Active 110 DOM
-
2026-09-20days on market $274,900 Active 109 DOM
-
2026-09-19days on market $274,900 Active 108 DOM
-
2026-09-18days on market $274,900 Active 107 DOM
-
2026-09-17pricedays on market $274,900 Active 106 DOM
-
2026-09-16days on market $279,900 Active 105 DOM
-
2026-09-15days on market $279,900 Active 104 DOM
-
2026-09-14days on market $279,900 Active 103 DOM
-
2026-09-13days on market $279,900 Active 102 DOM
-
2026-09-12days on market $279,900 Active 101 DOM
-
2026-09-11days on market $279,900 Active 100 DOM
-
2026-09-05days on market $279,900 Active 94 DOM
-
2026-09-04days on market $279,900 Active 93 DOM
-
2026-09-02statusdays on market $279,900 Active 91 DOM
-
2026-08-31days on market $279,900 Active Contingent 89 DOM
-
2026-08-30days on market $279,900 Active Contingent 88 DOM
-
2026-08-29days on market $279,900 Active Contingent 87 DOM
-
2026-08-28days on market $279,900 Active Contingent 86 DOM
-
2026-08-27days on market $279,900 Active Contingent 85 DOM
-
2026-08-25days on market $279,900 Active Contingent 83 DOM
-
2026-08-24days on market $279,900 Active Contingent 82 DOM
-
2026-08-23days on market $279,900 Active Contingent 81 DOM
-
2026-08-22days on market $279,900 Active Contingent 80 DOM
-
2026-08-21days on market $279,900 Active Contingent 79 DOM
-
2026-08-20days on market $279,900 Active Contingent 78 DOM
-
2026-08-19days on market $279,900 Active Contingent 77 DOM
-
2026-08-18days on market $279,900 Active Contingent 76 DOM
-
2026-08-17days on market $279,900 Active Contingent 75 DOM
-
2026-08-16days on market $279,900 Active Contingent 74 DOM
-
2026-08-15days on market $279,900 Active Contingent 73 DOM
-
2026-08-14days on market $279,900 Active Contingent 72 DOM
-
2026-08-13days on market $279,900 Active Contingent 71 DOM
-
2026-08-12days on market $279,900 Active Contingent 70 DOM
-
2026-08-11days on market $279,900 Active Contingent 69 DOM
-
2026-08-10days on market $279,900 Active Contingent 68 DOM
-
2026-08-09days on market $279,900 Active Contingent 67 DOM
-
2026-08-08days on market $279,900 Active Contingent 66 DOM
-
2026-08-06days on market $279,900 Active Contingent 64 DOM
-
2026-08-05status $279,900 Active Contingent 63 DOM
-
2026-08-05days on market $279,900 Active Option Contract 63 DOM
-
2026-08-04days on market $279,900 Active Option Contract 62 DOM
-
2026-08-03days on market $279,900 Active Option Contract 61 DOM
-
2026-07-31days on market $279,900 Active Option Contract 58 DOM
-
2026-07-30days on market $279,900 Active Option Contract 57 DOM
-
2026-07-30statusdays on market $279,900 Active Option Contract 56 DOM
-
2026-07-28days on market $279,900 Active 55 DOM
-
2026-07-26days on market $279,900 Active 53 DOM
-
2026-07-24days on market $279,900 Active 51 DOM
ⓘ 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
- $7,311 · $609/mo
- Projected year-2 tax
- $7,311 · $609/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥111°F today · 25 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,982
- − Mortgage interest
- −$15,399
- − Property taxes
- −$7,311
- − Insurance
- −$1,374
- − Repairs & maintenance
- −$2,079
- − Management
- −$2,079
- − HOA
- −$528
- − Depreciation
- −$7,997
- Taxable loss
- −$10,785
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,588
- After-tax cash flow
- $-3,399/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 · 12 photos
95/100
None rehab
This meticulously maintained home in a desirable neighborhood offers a model-like experience with modern updates and excellent curb appeal.
Value-add opportunities
- Both landscaping — enhances curb appeal and adds value ↑
- Both smart home integration — increases home's marketability and convenience ↑
C
Composite school gradezoned avg 62/100
Zoned Schools
Elementary
Frances And Jeannette Lee El
B-
TX #455/4,322
Nat'l #8,048/41,679
Middle
Caddo Mills Middle
C+
TX #301/1,662
Nat'l #3,033/14,009
High
Caddo Mills H S
B+
TX #82/1,632
Nat'l #1,629/17,239
Schools (NCES district)
- District
- Caddo Mills ISD
- NCES district ID
- 4812390
- Math proficiency
- 59% ▼ -6.00%
- Reading proficiency
- 59% ▬ 0.00%
- Median HH income
- $65,383
- Composite
- 51.73/100
- National rank
- #1684
- State rank
- #60 of 826 in TX
B
Composite livability gradescore 73/100
Livability — Caddo Mills
- Score
- 73/100
- State rank
- #216
- US rank
- #5332
Category grades
Amenities F
Commute F
Cost of living A+
Crime A+
Employment C
Housing A+
Health & safety B-
User ratings A-
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Hunt · 97,090 people
- City population
- 10,265
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 10,265
- Household income
- $95,428
- Rent vs Own
- Severe rent burden
- 20% of renters
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 (67%)
- Race & ethnicity
- White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
- Hispanic origin (detail)
- Mexican 21% Cuban 2%
- Common ancestry
- Lithuanian 4% Slovak 1% Italian 1%
- Foreign-born
- 7% · Canada, South Korea
- Languages at home
- 84% English-only · Spanish 13% Korean 1% German/W. Germanic 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
- ▼ -43.07%
- Current HPI
- 275.2189
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+22.8% since first listed8 events — show timeline
- 2026-06-16 Price Changed $279,900 NTREIS
- 2026-06-03 Listed $284,900 NTREIS
- 2026-05-06 Price Changed $289,990 NTREIS
- 2026-04-14 Listed $299,900 NTREIS
- 2020-12-30 Sold (MLS) — NTREIS
- 2020-09-05 Price Changed $229,990 NTREIS
- 2020-09-05 Pending — NTREIS
- 2020-08-10 Listed $227,990 NTREIS
Property tax history
+44.7%/yrLatest (2025): $7,311 · -2.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…