1980 Apache Rd · Hawk Cove, TX 75474

$135,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 157 Days on market

Built 2021 0.51 ac lot $216/sqft · 7% below area Est $145k · 7% 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 +14.5/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy lake cabin just minutes away from beautiful Lake Tawakoni! This 2-1 was built in 2021 and sits on a fenced half acre lot just minutes from the city park, golf course and multiple boat launces. Oversized 800+ sq ft barn-garage is perfect for the car enthusiast. Additional RV and boat parking provided by attached carport. Separate metal building and carport provide additional storage. No HOA. Come see this budget friendly home today!

Key facts

• Rv and boat parking
• Attached carport
• Fenced half acre lot

Tags

• FENCED HALF ACRE LOT
• OVERSIZED BARN GARAGE
• RV AND BOAT PARKING
• SEPARATE METAL BUILDING
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $30 ($361/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 $123k (9.3% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% in Hawk Cove — 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 50/100 on livability (#1,499 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $144,673
• List price: $135,000
• Delta: -6.69%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9613 Silvey St	0.50mi	1/1.5 (-1)	640 (+3%)	15mo	$130,000	$203	52
9759 Navajo Ln	0.55mi	2/1.0	710 (+14%)	23mo	$155,000	$218	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $75,465
• Equity at exit: $121,619

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $220,764
• Equity at exit: $262,275

Cash invested: $37,800 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 335
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $30

Break-even live

Break-even rent $1,187

Max offer price $135,000

Occupancy floor 93%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 157 DOM
2. 2026-06-17
   days on market $135,000 Active 156 DOM
3. 2026-06-16
   days on market $135,000 Active 155 DOM
4. 2026-06-15
   days on market $135,000 Active 154 DOM
5. 2026-06-13
   days on market $135,000 Active 152 DOM
6. 2026-06-09
   days on market $135,000 Active 148 DOM
7. 2026-06-08
   days on market $135,000 Active 147 DOM
8. 2026-06-07
   days on market $135,000 Active 146 DOM
9. 2026-06-04
   days on market $135,000 Active 143 DOM
10. 2026-06-03
    days on market $135,000 Active 142 DOM
11. 2026-06-02
    days on market $135,000 Active 141 DOM
12. 2026-06-01
    days on market $135,000 Active 140 DOM
13. 2026-05-31
    days on market $135,000 Active 139 DOM
14. 2026-01-12
    listed $135,000 Active 440-char remark

    Show marketing remark (440 chars)

    Cozy lake cabin just minutes away from beautiful Lake Tawakoni! This 2-1 was built in 2021 and sits on a fenced half acre lot just minutes from the city park, golf course and multiple boat launces. Oversized 800+ sq ft barn-garage is perfect for the car enthusiast. Additional RV and boat parking provided by attached carport. Separate metal building and carport provide additional storage. No HOA. Come see this budget friendly home today!

15. 2020-05-21
    soldstatus
16. 2003-09-30
    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: $2,081 · $173/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$389/yr (+$32/mo · 18.7%)

ⓘ 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 ≥110°F today · 21 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: $14,700
• − Mortgage interest: −$7,562
• − Property taxes: −$2,081
• − Insurance: −$675
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,927
• Taxable loss: −$1,897
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $817/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 — Hawk Cove

• Score: 50/100
• State rank: #1499
• US rank: #25625

Category grades

Amenities F Commute F Cost of living A+ Crime F 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

3 events — show timeline

• 2026-01-12 Listed $135,000 NTREIS
• 2020-05-21 Sold (Public Records) — Public Records
• 2003-09-30 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,081 · +4.1% YoY. Source: county tax records.