205 Calico Ln · Caddo Mills, TX 75135

$265,000

4 bd · 2.0 ba · 2,012 sqft · SingleFamily public records · 14 Days on market

Built 2023 Good condition 6,621 sqft lot 2-car garage $132/sqft · 9% below area Est $292k · 9% under $44/mo HOA · 2% of rent ↓ 10% since listing

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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 +11.6/15.0
• Cash flow +6.3/30.0
• Schools +6.2/10.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New! Amazing and spacious single story! Four bedrooms, two full baths, with open floor plan, and large covered patio. Home includes, island kitchen, Quartz counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Come see this stunning new community in Caddo Mills nestled between Hwy 66 and I-30. Enjoy small town country living with access to downtown Dallas only 42 miles away. With a playground, community pool, and 3 large lakes under an hour away, there’s no shortage of outdoor fun available with this neighborhood. This community has something for everyone! Schedule a tour today!

Key facts

• Grand kitchen
• Spacious backyard
• Covered patio

Tags

• GRAND KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• SPACIOUS BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.6% below list).
• Recommended offer: $182k (31.3% 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: 505 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $182,068 (31.3% below list)

Questions for the listing agent

1. 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?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 10.1

CMA / ARV

• ARV (median comp): $291,549
• List price: $265,000
• Delta: -9.11%
• 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
200 Calico Ln	0.03mi	4/2.0	2,011 (-0%)	3mo	$299,000	$149	96
127 Longhorn Pass	0.19mi	4/2.0	2,023 (+0%)	2mo	$295,000	$146	88
504 Carthage St	0.31mi	4/2.0	2,017 (+0%)	1mo	$299,990	$149	84
167 Mockingbird Way	0.28mi	4/2.0	2,017 (+0%)	4mo	$289,000	$143	83
514 Carthage St	0.36mi	4/2.0	2,017 (+0%)	4mo	$338,990	$168	80
500 Carthage St	0.29mi	4/2.0	1,935 (-4%)	1mo	$294,490	$152	79
213 Pintail Dr	0.41mi	4/2.0	2,012 (0%)	2mo	$289,000	$144	79
513 Carthage St	0.35mi	4/3.0	2,060 (+2%)	2mo	$304,490	$148	74
506 Carthage St	0.32mi	4/3.0	2,060 (+2%)	4mo	$333,490	$162	74
108 Condor Pass	0.26mi	4/2.0	1,830 (-9%)	5mo	$267,999	$146	68
211 Bobcat Ln	0.12mi	3/2.0 (-1)	1,735 (-14%)	6mo	$294,030	$169	62
404 Flintlock Rd	0.30mi	3/2.0 (-1)	1,735 (-14%)	6mo	$287,490	$166	53

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: -29.4%
• Equity multiple: 0.02×
• Total profit: $-72,585
• Equity at exit: $39,512

10-year hold

• IRR: -29.4%
• Equity multiple: -0.36×
• Total profit: $-100,667
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 72 active · 19 under contract
• Months of supply: 25.4 mo (4%/mo absorbed)
• Median asking: $297,490 ($160/sqft)
• Median days on market: 104 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -9.3% 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: 505
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$650 /mo · $7,802/yr
• Insurance: −$110
• HOA: −$44
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-469

Break-even live

Break-even rent $2,778

Max offer price $182,068

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-394	+0% $-469	+5% $-544	+10% $-619
Rent	-10% $-642	-5% $-556	+0% $-469	+5% $-383	+10% $-297
Rate	-1.0pp $-336	-0.5pp $-402	base $-469	+0.5pp $-538	+1.0pp $-608

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Calico Ln Caddo Mills, TX	4.0	2.0	2012	$2,350	$1.17	57d	1	0.05mi
151 Coyote Trl Caddo Mills, TX	3.0	2.0	1738	$2,350	$1.35	18d	1	0.12mi
132 Whitetail Way Caddo Mills, TX	3.0	2.0	1780	$2,400	$1.35	108d	1	0.21mi
152 Whitetail Way Caddo Mills, TX	4.0	2.0	1826	$1,900	$1.04	51d	1	0.21mi
116 Kiskadee Trl Caddo Mills, TX	4.0	2.0	2018	$1,995	$0.99	79d	1	0.21mi
187 Longhorn Pass Caddo Mills, TX	4.0	2.0	2003	$2,195	$1.10	101d	1	0.25mi
221 Longhorn Pass Caddo Mills, TX	4.0	2.0	2010	$1,950	$0.97	63d	1	0.26mi
221 Longhorn Pass Caddo Mills, TX	4.0	2.0	2014	$2,000	$0.99	78d	1	0.26mi
176 Mockingbird Way Caddo Mills, TX	4.0	2.0	2035	$1,995	$0.98	48d	1	0.28mi
218 Whitetail Way Caddo Mills, TX	3.0	2.0	1735	$2,195	$1.27	139d	1	0.29mi
509 Range Rd Caddo Mills, TX	4.0	3.0	2060	$2,500	$1.21	97d	1	0.33mi
125 Smarty Jones St Caddo Mills, TX	4.0	2.0	1690	$2,100	$1.24	68d	1	1.21mi
157 Silver Charm Ln Caddo Mills, TX	4.0	3.0	2097	$2,200	$1.05	20d	1	1.33mi
103 Whirlway Ln Caddo Mills, TX	4.0	2.0	1801	$1,795	$1.00	30d	1	1.42mi
116 Sir Barton Ln Caddo Mills, TX	4.0	3.0	2097	$2,100	$1.00	2d	1	1.47mi
116 Sir Barton Ln Caddo Mills, TX	4.0	3.5	2097	$2,100	$1.00	0d	1	1.47mi

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA loans
• HOA & community: Mandatory HOA (Trailstone Community MGMT)Annual association fee covers utilitiesHOA fee paid annually

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces
• Security: Fire alarmSmoke detectors
• Utilities: City sewerElectricity availableNot in a municipal utility district
• Home design: Single-family residenceOne storyProperty attached: yesPreowned (built in 2023)Smart home features present
• Construction: Composition roofSlab foundationBuilt in 2023
• Exterior features: Covered patio/porchWood fencingLot less than 0.5 acre (approx. 0.152 acres)Subdivision: Trailstone Ph 5

Interior

• Kitchen: Kitchen islandGranite countertopsNatural stone/granite surfacesPantry with walk-in pantryWater line to refrigeratorGas rangeRefrigerator
• Bedrooms: 4 bedrooms — all on the main levelPrimary bedroom with built-in cabinets, garden tub, and walk-in closet (20 x 13)Three additional bedrooms (each about 11 x 10) on the main level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central electric air conditioning
• Interior features: Cable TV availableEat-in kitchenGranite countersWalk-in closetsOne living areaOne dining area7 total rooms6' x 15' living room (26 x 15) — main level
• Laundry & utility: Utility room with full-size washer/dryer areaWasher hookup

HOA detail $44/mo · $528/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $265,000 Active 14 DOM
2. 2026-09-23
   days on market $265,000 Active 13 DOM
3. 2026-09-22
   days on market $265,000 Active 12 DOM
4. 2026-09-21
   days on market $265,000 Active 11 DOM
5. 2026-09-20
   days on market $265,000 Active 10 DOM
6. 2026-09-19
   days on market $265,000 Active 9 DOM
7. 2026-09-18
   days on market $265,000 Active 8 DOM
8. 2026-09-17
   days on market $265,000 Active 7 DOM
9. 2026-09-16
   days on market $265,000 Active 6 DOM
10. 2026-09-15
    days on market $265,000 Active 5 DOM
11. 2026-09-14
    days on market $265,000 Active 4 DOM
12. 2026-09-13
    days on market $265,000 Active 3 DOM
13. 2026-09-12
    days on market $265,000 Active 2 DOM
14. 2026-09-11
    pricedays on marketlisting id $265,000 Active 1 DOM
15. 2026-09-05
    days on market $275,000 Active 143 DOM
16. 2026-09-04
    days on market $275,000 Active 142 DOM
17. 2026-09-02
    days on market $275,000 Active 140 DOM
18. 2026-08-31
    days on market $275,000 Active 138 DOM
19. 2026-08-30
    days on market $275,000 Active 137 DOM
20. 2026-08-29
    days on market $275,000 Active 136 DOM
21. 2026-08-28
    days on market $275,000 Active 135 DOM
22. 2026-08-27
    days on market $275,000 Active 134 DOM
23. 2026-08-25
    days on market $275,000 Active 132 DOM
24. 2026-08-24
    days on market $275,000 Active 131 DOM
25. 2026-08-23
    days on market $275,000 Active 130 DOM
26. 2026-08-22
    days on market $275,000 Active 129 DOM
27. 2026-08-21
    days on market $275,000 Active 128 DOM
28. 2026-08-20
    days on market $275,000 Active 127 DOM
29. 2026-08-19
    days on market $275,000 Active 126 DOM
30. 2026-08-18
    days on market $275,000 Active 125 DOM
31. 2026-08-17
    days on market $275,000 Active 124 DOM
32. 2026-08-16
    days on market $275,000 Active 123 DOM
33. 2026-08-15
    days on market $275,000 Active 122 DOM
34. 2026-08-14
    days on market $275,000 Active 121 DOM
35. 2026-08-13
    days on market $275,000 Active 120 DOM
36. 2026-08-12
    days on market $275,000 Active 119 DOM
37. 2026-08-11
    days on market $275,000 Active 118 DOM
38. 2026-08-10
    days on market $275,000 Active 117 DOM
39. 2026-08-09
    days on market $275,000 Active 116 DOM
40. 2026-08-08
    days on market $275,000 Active 115 DOM
41. 2026-08-06
    days on market $275,000 Active 113 DOM
42. 2026-08-05
    days on market $275,000 Active 112 DOM
43. 2026-08-04
    days on market $275,000 Active 111 DOM
44. 2026-08-03
    days on market $275,000 Active 110 DOM
45. 2026-07-31
    days on market $275,000 Active 107 DOM
46. 2026-07-30
    days on market $275,000 Active 106 DOM
47. 2026-07-30
    days on market $275,000 Active 105 DOM
48. 2026-07-28
    days on market $275,000 Active 104 DOM
49. 2026-07-26
    days on market $275,000 Active 102 DOM
50. 2026-07-24
    days on market $275,000 Active 100 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: $7,802 · $650/mo
• Projected year-2 tax: $7,802 · $650/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,200
• − Mortgage interest: −$14,844
• − Property taxes: −$7,802
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$528
• − Depreciation: −$7,709
• Taxable loss: −$10,200
• Est. tax savings @ 24.0%: +$2,448
• After-tax cash flow: $-3,185/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

Good 85/100 Cosmetic rehab Est. rehab $10,060–$30,180 screening

This well-maintained single-family home in Trailstone offers an open-concept layout with updated finishes and a spacious backyard. It is move-in ready with minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and replace with hardwood or tile for a modern look ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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: 13.0% rent · 87.0% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA loans
• HOA & community: Mandatory HOA (Trailstone Community MGMT)Annual association fee covers utilitiesHOA fee paid annually

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces
• Security: Fire alarmSmoke detectors
• Utilities: City sewerElectricity availableNot in a municipal utility district
• Home design: Single-family residenceOne storyProperty attached: yesPreowned (built in 2023)Smart home features present
• Construction: Composition roofSlab foundationBuilt in 2023
• Exterior features: Covered patio/porchWood fencingLot less than 0.5 acre (approx. 0.152 acres)Subdivision: Trailstone Ph 5

Interior

• Kitchen: Kitchen islandGranite countertopsNatural stone/granite surfacesPantry with walk-in pantryWater line to refrigeratorGas rangeRefrigerator
• Bedrooms: 4 bedrooms — all on the main levelPrimary bedroom with built-in cabinets, garden tub, and walk-in closet (20 x 13)Three additional bedrooms (each about 11 x 10) on the main level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central electric air conditioning
• Interior features: Cable TV availableEat-in kitchenGranite countersWalk-in closetsOne living areaOne dining area7 total rooms6' x 15' living room (26 x 15) — main level
• Laundry & utility: Utility room with full-size washer/dryer areaWasher hookup

Price history

-10.1% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $275,000 NTREIS
• 2026-06-01 Price Changed $290,000 NTREIS
• 2026-04-08 Listed $300,000 NTREIS
• 2024-06-28 Sold (MLS) — NTREIS
• 2024-06-04 Pending — NTREIS
• 2024-05-03 Price Changed $313,490 NTREIS
• 2024-04-10 Price Changed $312,990 NTREIS
• 2024-03-22 Price Changed $310,990 NTREIS
• 2024-02-28 Listed $305,990 NTREIS

Property tax history

+47.7%/yr

Latest (2025): $7,802 · +47.7% YoY. Source: county tax records.