179 Longhorn Pass · 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
- 24 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 +13.4/15.0
- Cash flow +6.7/30.0
- Schools +6.2/10.0
- Condition / age +4.0/5.0
- Livability +3.7/5.0
- 1% rule +3.1/10.0
- Rent growth +2.5/5.0
- DSCR +0.9/10.0
- Appreciation +0.0/10.0
$259,900
179 Longhorn Pass · Caddo Mills, TX 75135
3 bd · 2.0 ba · 1,632 sqft · SingleFamily
public records
· 160 Days on market
Built 2021
6,621 sqft lot
2-car garage
$159/sqft
· 13% below area
Est $299k · 13% under
$44/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome home to Trailstone, one of Caddo Mills' most sought-after communities! This beautifully maintained 3-bedroom, 2-bath home is packed with thoughtful upgrades, custom features, and energy-efficient amenities that make everyday living both comfortable and affordable. Step inside to discover fresh paint, stylish finishes, and stunning custom built-ins that add character and functionality to the living room and dry bar area. The owner's suite is a true retreat, featuring a professionally designed walk-in closet that feels more like a boutique dressing room than a traditional closet.
Key facts
- Open green spaces
- Custom built-ins
- Gas stove
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 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $186k (28.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (19.0% below list).
- Recommended offer: $186k (28.6% 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: 605 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 160 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: property tax is 2.6% of price.
- Climate carrying-cost: major wind risk, 27% 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
$185,503
(28.6% 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 160 days. Have you received any prior offers? Is the seller open to a 29% 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
- 0.81% ✗
- Cap rate
- 4.35%
- Cash-on-cash
- -6.94%
- DSCR
- 0.69
- GRM
- 10.3
CMA / ARV
- ARV (median comp)
- $299,004
- List price
- $259,900
- Delta
- -13.08%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 177 Longhorn Pass | 0.01mi | 3/2.0 | 1,735 (+6%) | 12mo | $265,000 | $153 | 79 |
| 211 Bobcat Ln | 0.32mi | 3/2.0 | 1,735 (+6%) | 7mo | $294,030 | $169 | 68 |
| 404 Flintlock Rd | 0.52mi | 3/2.0 | 1,735 (+6%) | 7mo | $287,490 | $166 | 59 |
| 211 Buckboard Ln | 0.28mi | 4/2.0 (+1) | 1,829 (+12%) | 8mo | $299,650 | $164 | 55 |
| 3330 Fm 36 S | 0.56mi | 4/2.0 (+1) | 1,554 (-5%) | 8mo | $339,900 | $219 | 54 |
| 215 Bobcat Ln | 0.33mi | 4/2.0 (+1) | 1,829 (+12%) | 8mo | $298,990 | $163 | 53 |
| 412 Tia Ave | 0.58mi | 3/2.0 | 1,735 (+6%) | 12mo | $299,430 | $173 | 52 |
| 501 Carthage St | 0.48mi | 4/2.0 (+1) | 1,831 (+12%) | 1mo | $288,490 | $158 | 51 |
| 108 Condor Pass | 0.39mi | 4/2.0 (+1) | 1,830 (+12%) | 7mo | $267,999 | $146 | 51 |
| 413 Range Rd | 0.50mi | 4/2.0 (+1) | 1,829 (+12%) | 8mo | $331,490 | $181 | 45 |
| 300 Tia Ave | 0.49mi | 4/2.0 (+1) | 1,829 (+12%) | 12mo | $283,000 | $155 | 42 |
| 412 Bailey Way | 0.67mi | 4/2.0 (+1) | 1,816 (+11%) | 12mo | $300,000 | $165 | 35 |
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
- -28.2%
- Equity multiple
- 0.06×
- Total profit
- $-68,729
- Equity at exit
- $38,752
10-year hold
- IRR
- -26.8%
- Equity multiple
- -0.29×
- Total profit
- $-93,538
- Equity at exit
- $22,471
Cash invested: $72,772 (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
- 56 active · 14 under contract
- Months of supply
- 33.6 mo (3%/mo absorbed)
- Median asking
- $292,990 ($163/sqft)
- Median days on market
- 77 d
- This list price
- 5% of active listings are priced below it
- ARV vs active asking
- +12.2% above 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
- 605
- Price-to-rent
- 10.3×
Monthly cashflow live
↻
- Estimated rent
- $2,105 high interval (Pro) →
- Mortgage (P&I)
- −$1,363
- Tax from tax record
- −$569 /mo · $6,828/yr
- Insurance
- −$108
- HOA
- −$44
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$442
- Net cashflow
- $-421
Break-even live
Break-even rent
$2,638
Max offer price
$185,503
Occupancy floor
—
Sensitivity live
| Price | -10% $-274 | -5% $-348 | +0% $-421 | +5% $-495 | +10% $-568 |
|---|---|---|---|---|---|
| Rent | -10% $-587 | -5% $-504 | +0% $-421 | +5% $-338 | +10% $-255 |
| Rate | -1.0pp $-290 | -0.5pp $-355 | base $-421 | +0.5pp $-488 | +1.0pp $-557 |
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
- $64,975
- Closing costs
- $7,797
- 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 35 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 187 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2003 | $2,195 | $1.10 | 146d | 1 | 0.04mi |
| 152 Whitetail Way Caddo Mills, TX | 4.0 | 2.0 | 1826 | $1,900 | $1.04 | 96d | 1 | 0.08mi |
| 176 Mockingbird Way Caddo Mills, TX | 4.0 | 2.0 | 2035 | $1,995 | $0.98 | 93d | 1 | 0.08mi |
| 151 Coyote Trl Caddo Mills, TX | 3.0 | 2.0 | 1738 | $2,350 | $1.35 | 63d | 1 | 0.14mi |
| 218 Whitetail Way Caddo Mills, TX | 3.0 | 2.0 | 1735 | $2,195 | $1.27 | 184d | 1 | 0.17mi |
| 221 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2010 | $1,950 | $0.97 | 109d | 1 | 0.17mi |
| 221 Longhorn Pass Caddo Mills, TX | 4.0 | 2.0 | 2014 | $2,000 | $0.99 | 123d | 1 | 0.17mi |
| 132 Whitetail Way Caddo Mills, TX | 3.0 | 2.0 | 1780 | $2,400 | $1.35 | 153d | 1 | 0.19mi |
| 210 Calico Ln Caddo Mills, TX | 4.0 | 2.0 | 2012 | $2,350 | $1.17 | 102d | 1 | 0.26mi |
| 116 Kiskadee Trl Caddo Mills, TX | 4.0 | 2.0 | 2018 | $1,995 | $0.99 | 124d | 1 | 0.37mi |
| 509 Range Rd Caddo Mills, TX | 4.0 | 3.0 | 2060 | $2,500 | $1.21 | 142d | 1 | 0.55mi |
| 108 Timber Dr Caddo Mills, TX | 4.0 | 2.0 | 1826 | $2,095 | $1.15 | 6d | 1 | 0.59mi |
| 125 Smarty Jones St Caddo Mills, TX | 4.0 | 2.0 | 1690 | $2,100 | $1.24 | 10d | 1 | 1.09mi |
| 202 Ashbrook Dr Caddo Mills, TX | 4.0 | 2.5 | 2120 | $2,100 | $0.99 | 0d | 1 | 1.20mi |
| 157 Silver Charm Ln Caddo Mills, TX | 4.0 | 3.0 | 2097 | $2,200 | $1.05 | 65d | 1 | 1.20mi |
| 103 Whirlway Ln Caddo Mills, TX | 4.0 | 2.0 | 1801 | $1,795 | $1.00 | 75d | 1 | 1.27mi |
| 2413 McFarland St Unit A Caddo Mills, TX | 4.0 | 2.0 | 1488 | $2,000 | $1.34 | 13d | 1 | 1.28mi |
| 2413 McFarland St Unit A Caddo Mills, TX | 4.0 | 2.0 | 1488 | $2,000 | $1.34 | 10d | 1 | 1.28mi |
| 116 Sir Barton Ln Caddo Mills, TX | 4.0 | 3.0 | 2097 | $2,100 | $1.00 | 47d | 1 | 1.32mi |
| 116 Sir Barton Ln Caddo Mills, TX | 4.0 | 3.5 | 2097 | $2,100 | $1.00 | 10d | 1 | 1.32mi |
| 191 Seabiscuit Dr Caddo Mills, TX | 4.0 | 2.0 | 1575 | $1,990 | $1.26 | 7d | 1 | 1.34mi |
| 181 Seabiscuit Dr Caddo Mills, TX | 4.0 | 2.0 | 1598 | $1,995 | $1.25 | 184d | 1 | 1.38mi |
| 2475 Circle Dr Unit 2477 Caddo Mills, TX | 3.0 | 2.0 | 1250 | $1,550 | $1.24 | 153d | 1 | 1.40mi |
| 100 Stovall Ln Caddo Mills, TX | 4.0 | 2.0 | 2096 | $1,850 | $0.88 | 125d | 1 | 1.40mi |
| 114 Real Quiet Ln Caddo Mills, TX | 4.0 | 2.0 | 1880 | $1,995 | $1.06 | 21d | 1 | 1.43mi |
| 114 Real Quiet Ln Caddo Mills, TX | 4.0 | 2.0 | 1880 | $1,995 | $1.06 | 10d | 1 | 1.43mi |
| 208 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2118 | $1,995 | $0.94 | 109d | 1 | 1.43mi |
| 208 Alice Springs Ln Caddo Mills, TX | 4.0 | 3.0 | 2118 | $1,995 | $0.94 | 124d | 1 | 1.43mi |
| 110 Real Quiet Ln Caddo Mills, TX | 4.0 | 3.0 | 2158 | $2,100 | $0.97 | 10d | 1 | 1.43mi |
| 110 Real Quiet Ln Caddo Mills, TX | 4.0 | 3.0 | 2158 | $2,100 | $0.97 | 163d | 1 | 1.43mi |
| 2210 Kaitlyn Cir Caddo Mills, TX | 3.0 | 2.0 | 1191 | $1,850 | $1.55 | 71d | 1 | 1.43mi |
| 115 Real Quiet Ln Caddo Mills, TX | 3.0 | 2.0 | 1607 | $1,900 | $1.18 | 10d | 1 | 1.45mi |
| 111 Real Quiet Ln Caddo Mills, TX | 4.0 | 2.0 | 2106 | $2,000 | $0.95 | 114d | 1 | 1.45mi |
| 104 Omaha Ln Caddo Mills, TX | 4.0 | 2.0 | 1575 | $1,995 | $1.27 | 153d | 1 | 1.48mi |
| 204 Marcell Ln Caddo Mills, TX | 4.0 | 2.0 | 1865 | $2,250 | $1.21 | 86d | 1 | 1.48mi |
Property features AI
Finance
- Other
- Special taxing entities apply
- Financial info
- Listing accepts Cash, Conventional, FHA, VA loans
- HOA & community
- Mandatory HOA with annual fee (includes full use of facilities and grounds maintenance)Neighborhood management companyCommunity poolPlaygroundSidewalks
Exterior
- Parking
- Covered parking for 2 vehiclesDrivewayAttached 2-car garage
- Utilities
- City waterCity sewerCo-op electric availableIndividual gas meter / natural gas availableElectricity connectedConcrete curbs
- Home design
- Single family residenceOne storyEntry level: 1Smart home features
- Construction
- Brick constructionComposition roofSlab foundationBuilt in 2021
- Exterior features
- Covered patio/porchGuttersWood fencingSprinkler systemLandscapedSubdivision settingInterior lot
Interior
- Kitchen
- DishwasherDisposalGas rangeMicrowavePlumbed for gas in kitchen
- Bedrooms
- Primary bedroom (level 1) — approx. 20 x 13Bedroom (level 1) — approx. 11 x 10Bedroom (level 1) — approx. 11 x 9
- Flooring
- Laminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air (electric)
- Interior features
- Open floorplanEat-in kitchenKitchen islandGranite countersPantryDouble vanityWalk-in closet(s)Built-in featuresDecorative lightingDry barHigh speed internet availableOne living areaOne dining area6 total rooms
- Laundry & utility
- Full-size washer/dryer area
Listing history 50 events
-
2026-11-08days on market $259,900 Active 160 DOM
-
2026-11-07days on market $259,900 Active 159 DOM
-
2026-11-06days on market $259,900 Active 158 DOM
-
2026-11-05days on market $259,900 Active 157 DOM
-
2026-11-04days on market $259,900 Active 156 DOM
-
2026-11-02days on market $259,900 Active 154 DOM
-
2026-11-01days on market $259,900 Active 153 DOM
-
2026-10-31days on market $259,900 Active 152 DOM
-
2026-10-30days on market $259,900 Active 151 DOM
-
2026-10-29days on market $259,900 Active 150 DOM
-
2026-10-28days on market $259,900 Active 149 DOM
-
2026-10-27days on market $259,900 Active 148 DOM
-
2026-10-26days on market $259,900 Active 147 DOM
-
2026-10-25days on market $259,900 Active 146 DOM
-
2026-10-24days on market $259,900 Active 145 DOM
-
2026-10-23days on market $259,900 Active 144 DOM
-
2026-10-22days on market $259,900 Active 143 DOM
-
2026-10-21days on market $259,900 Active 142 DOM
-
2026-10-20days on market $259,900 Active 141 DOM
-
2026-10-19days on market $259,900 Active 140 DOM
-
2026-10-18days on market $259,900 Active 139 DOM
-
2026-10-17days on market $259,900 Active 138 DOM
-
2026-10-16days on market $259,900 Active 137 DOM
-
2026-10-15days on market $259,900 Active 136 DOM
-
2026-10-14days on market $259,900 Active 135 DOM
-
2026-10-13days on market $259,900 Active 134 DOM
-
2026-10-12days on market $259,900 Active 133 DOM
-
2026-10-11days on market $259,900 Active 132 DOM
-
2026-10-10days on market $259,900 Active 131 DOM
-
2026-10-09days on market $259,900 Active 130 DOM
-
2026-10-08days on market $259,900 Active 129 DOM
-
2026-10-07days on market $259,900 Active 128 DOM
-
2026-10-06days on market $259,900 Active 127 DOM
-
2026-10-05days on market $259,900 Active 126 DOM
-
2026-10-04days on market $259,900 Active 125 DOM
-
2026-10-03days on market $259,900 Active 124 DOM
-
2026-10-02days on market $259,900 Active 123 DOM
-
2026-10-01days on market $259,900 Active 122 DOM
-
2026-09-30days on market $259,900 Active 121 DOM
-
2026-09-29days on market $259,900 Active 120 DOM
-
2026-09-28days on market $259,900 Active 119 DOM
-
2026-09-27days on market $259,900 Active 118 DOM
-
2026-09-26days on market $259,900 Active 117 DOM
-
2026-09-25days on market $259,900 Active 116 DOM
-
2026-09-24days on market $259,900 Active 115 DOM
-
2026-09-23pricedays on market $259,900 Active 114 DOM
-
2026-09-22days on market $264,000 Active 113 DOM
-
2026-09-21days on market $264,000 Active 112 DOM
-
2026-09-20days on market $264,000 Active 111 DOM
-
2026-09-19days on market $264,000 Active 110 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
- $6,828 · $569/mo
- Projected year-2 tax
- $6,828 · $569/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 · 24 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
- $25,262
- − Mortgage interest
- −$14,558
- − Property taxes
- −$6,828
- − Insurance
- −$1,300
- − Repairs & maintenance
- −$2,021
- − Management
- −$2,021
- − HOA
- −$528
- − Depreciation
- −$7,561
- Taxable loss
- −$9,554
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,293
- After-tax cash flow
- $-2,761/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
80/100
Cosmetic rehab
Est. rehab $8,160–$24,480 screening
This well-maintained single-family home in Caddo Mills, TX, offers a good condition with modern upgrades and a good curb appeal. It is ready for a new owner to move in and enjoy.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
- Both Replace blinds with energy-efficient window treatments — Improves energy efficiency and enhances curb appeal ↑
ⓘ 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
- 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%
- 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 |
|
||
| Technology | 5 | $198B |
|
||
| Engineering / Construction | 4 | $72B |
|
||
| Energy Services | 3 | $60B |
|
||
| Utilities | 3 | $41B |
|
||
| Healthcare | 2 | $330B |
|
||
Price history
1 event — show timeline
- 2026-06-01 Listed $269,000 NTREIS
Property tax history
+54.4%/yrLatest (2025): $6,828 · -1.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…