178 Cr 2500 · Mineola, TX 75773

$175,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 170 Days on market

Built 1960 0.84 ac lot $115/sqft · 31% below area Est $253k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

Key facts

• Fenced yard
• Cozy fireplace
• Carport with storage

Tags

• FENCED YARD
• COZY FIREPLACE
• CARPORT WITH STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $36 ($431/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 $159k (9.4% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1960 — 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: 0.91% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $252,534
• List price: $175,000
• Delta: -30.70%
• 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
175 CR 2504	0.35mi	3/2.0	1,652 (+8%)	21mo	$289,900	$175	53
127 Brenlind Ln	0.46mi	3/2.0	1,348 (-12%)	10mo	$289,900	$215	50
122 Brenlind Ln	0.43mi	3/2.0	1,348 (-12%)	16mo	$260,000	$193	47
117 Lainey Ln	0.51mi	3/2.0	1,651 (+8%)	19mo	$315,000	$191	47
1502 Robin St	0.60mi	3/2.0	1,757 (+15%)	10mo	$275,000	$157	39
601 N Newsom St	0.74mi	3/2.0	1,314 (-14%)	12mo	$59,000	$45	32
605 Graham St	0.64mi	3/1.0	1,321 (-14%)	17mo	$175,000	$132	29

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,043
• Equity at exit: $26,093

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-19,619
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$918
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $36

Break-even live

Break-even rent $1,540

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $85	+0% $36	+5% $-14	+10% $-63
Rent	-10% $-89	-5% $-27	+0% $36	+5% $99	+10% $161
Rate	-1.0pp $124	-0.5pp $80	base $36	+0.5pp $-9	+1.0pp $-56

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Isabella St Mineola, TX	3.0	2.0	1085	$1,350	$1.24	21d	1	0.52mi
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	44d	1	0.63mi
803 Second St Mineola, TX	3.0	1.0	1160	$1,400	$1.21	14d	1	0.99mi
515 Giraud St Mineola, TX	3.0	2.0	1400	$1,700	$1.21	21d	1	1.12mi
806 S Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	21d	1	1.39mi

Listing history 10 events

1. 2026-05-19
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

2. 2026-04-24
   price $175,000 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

3. 2026-04-01
   price $190,000 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

4. 2026-02-26
   price $200,000 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

5. 2025-12-01
   status Active 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

6. 2025-11-19
   listed $215,000 Active 625-char remark

   Show marketing remark (625 chars)

   Lovely 3-bedroom, 2-bath home situated on over half an acre in charming Mineola, Tx. Enjoy a peaceful, country-like setting while still being close to town. This inviting home features beautiful hardwood floors, light neutral colors and an open living area area filled with natural light. The spacious living room even offers a cozy fireplace. Step outside to a fenced yard perfect for pets, play or relaxing under the trees. A convenient carport with additional storage for tools, hobbies or seasonal items. This well-kept property combines comfort, character and the ease for country like living-ready for you to call home.

7. 2019-06-11
   soldstatus
8. 2016-09-01
   soldstatus
9. 2016-08-30
   soldstatus 258-char remark

   Show marketing remark (258 chars)

   PRICE REDUCED!! Very nice 3 BR 2 BA home located on a beautiful 1 acre wooded lot! Minutes from downtown Mineola and schools. Spacious living and dining room, and brick wood-burning fireplace are some of the features that make this property feel like home.

10. 2016-06-18
    listed $129,900 258-char remark

    Show marketing remark (258 chars)

    PRICE REDUCED!! Very nice 3 BR 2 BA home located on a beautiful 1 acre wooded lot! Minutes from downtown Mineola and schools. Spacious living and dining room, and brick wood-burning fireplace are some of the features that make this property feel like home.

ⓘ 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: $2,714 · $226/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$489/yr (+$41/mo · 18.0%)

ⓘ 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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $19,028
• − Mortgage interest: −$9,803
• − Property taxes: −$2,714
• − Insurance: −$875
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,091
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,030/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: 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

• 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

+34.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — LAAR
• 2026-04-24 Price Changed $175,000 LAAR
• 2026-04-01 Price Changed $190,000 LAAR
• 2026-02-26 Price Changed $200,000 LAAR
• 2025-12-01 Relisted — LAAR
• 2025-11-19 Listed $215,000 LAAR
• 2019-06-11 Sold (Public Records) — Public Records
• 2016-09-01 Sold (Public Records) — Public Records
• 2016-08-30 Sold (MLS) — GTAR
• 2016-06-18 Listed $129,900 GTAR

Property tax history

+6.9%/yr

Latest (2025): $2,714 · +13.8% YoY. Source: county tax records.