1543 County Road 2700 · Mineola, TX 75773

$85,000

3 bd · 2.0 ba · 919 sqft · SingleFamily public records · 85 Days on market

Built 1948 4.39 ac lot ↓ 32% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced well below recent appraisal value! This 4.36 acre property offers space, privacy, and serious potential in a beautiful area surrounded by nice ranches and mature hardwoods. The home needs work but includes a covered patio, workshop, and carport, giving you a solid starting point for your remodel or rebuild. Located within Mineola ISD with convenient access to US Highway 80 and Loop 564, commuting to Tyler, Dallas, or other East Texas cities is easy. Don't miss this chance to buy land, location, and possibilities -- priced to sell AS IS.

Key facts

• Access to loop 564
• Carport
• Covered patio

Tags

• COVERED PATIO
• WORKSHOP
• CARPORT
• ACCESS TO US HIGHWAY 80
• ACCESS TO LOOP 564

Property features AI

Finance

• Other: Easements for utilities; Partially wooded vegetation; Chain link and partial fencing; Will not subdivide; Parcel number R79071; Approximately 4.39 acres
• Financial info: Loan type: Treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Detached carport; Additional off-street parking; 1 covered parking space; 1 carport space
• Utilities: Co-op water; Electricity available
• Home design: Single family residence; Residential property; Property attached: Yes
• Construction: Built in 1948; Metal roof; Workshop on property
• Exterior features: Covered porch(es); Covered patio/porch

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Window air conditioning units
• Interior features: Eat-in kitchen; Paneling; One level; 5 total rooms; 1 living area; 1 dining area
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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, amenities F, commute 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.
• Zoned schools: Mineola El (math 51% / reading 37%, grade F, #1,243 of 4,322 statewide, top 29%, 353 students, 69% FRL); Mineola Middle (math 60% / reading 51%, grade B-, #240 of 1,662 statewide, top 15%, 381 students, 69% FRL); Mineola H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 466 students, 62% FRL).
• Market conditions: 262 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.82% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.90%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.12×
• Total profit: $26,547
• Equity at exit: $12,674

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $75,108
• Equity at exit: $7,349

Cash invested: $23,800 (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 75773

• Home prices YoY: -8.9%
• Active inventory: 262
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $633

Break-even live

Break-even rent $748

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $681	-5% $657	+0% $633	+5% $609	+10% $585
Rent	-10% $510	-5% $571	+0% $633	+5% $694	+10% $755
Rate	-1.0pp $675	-0.5pp $654	base $633	+0.5pp $611	+1.0pp $588

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   price $85,000
3. 2026-03-24
   price $100,000
4. 2026-02-02
   listed $125,000 Active
5. 2025-09-22
   soldstatus
6. 2024-11-15
   soldstatus
7. 2024-11-15
   soldstatus
8. 2003-12-19
   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: $1,321 · $110/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$234/yr (+$20/mo · 17.7%)

ⓘ 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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $18,591
• − Mortgage interest: −$4,761
• − Property taxes: −$1,321
• − Insurance: −$425
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,473
• Taxable income: $6,637
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,999/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

-32.0% since first listed

8 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-20 Price Changed $85,000 NTREIS
• 2026-03-24 Price Changed $100,000 NTREIS
• 2026-02-02 Listed $125,000 NTREIS
• 2025-09-22 Sold (Public Records) — Public Records
• 2024-11-15 Sold (Public Records) — Public Records
• 2024-11-15 Sold (Public Records) — Public Records
• 2003-12-19 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,321 · -23.3% YoY. Source: county tax records.