1401 Highway 180 W · Mineral Wells, TX 76067

$169,900

4 bd · 2.0 ba · 2,408 sqft · SingleFamily public records · 276 Days on market

Built 1948 0.77 ac lot $71/sqft · 41% below area Est $287k · 41% under

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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 +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property will be listed at this price for 10 days only. 4-bedroom, 2-bath home; 2,400+ sq ft; 0.92-acre lot; Mineral Wells, TX Spacious single-family home available in Mineral Wells, TX, zoned General Retail with permitted residential use. The property includes a detached workshop and sits on approximately 0.92 acres. Located 0.2 miles from Palo Pinto General Hospital, 0.1 miles from West City Park, and 1.5 miles from downtown Mineral Wells. The home requires renovation, particularly on the lower level, making it well-suited for investors, flippers, or owner-occupants seeking a project home.

Key facts

• 0.77 acre lot
• Parking
• Built 1948

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.4% below list).
• Recommended offer: $139k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.8% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mineral Wells El (math 36% / reading 28%, grade F, #2,268 of 4,322 statewide, top 55%, 1,915 students, 79% FRL); Mineral Wells J H (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 498 students, 75% FRL); Mineral Wells H S (math 15% / reading 33%, grade F, #1,333 of 1,632 statewide, top 82%, 920 students, 74% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 279 active listings in the ZIP; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,069 (18.1% 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. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 8.5

CMA / ARV

• ARV (median comp): $287,112
• List price: $169,900
• Delta: -40.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Austin Dr	0.68mi	3/2.0 (-1)	2,260 (-6%)	2mo	$337,900	$150	52
1102 Cactus St	0.63mi	4/2.5	2,221 (-8%)	8mo	$340,000	$153	49
506 Austin Dr	0.65mi	3/2.0 (-1)	2,096 (-13%)	18mo	$295,000	$141	28
210 SW 5th Ave	0.70mi	4/2.5	2,124 (-12%)	24mo	$300,000	$141	26

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-38,431
• Equity at exit: $25,333

10-year hold

• IRR: -18.0%
• Equity multiple: 0.01×
• Total profit: $-46,903
• Equity at exit: $14,690

Cash invested: $47,572 (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 76067

• Active inventory: 279
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$522 /mo · $6,267/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-175

Break-even live

Break-even rent $1,878

Max offer price $139,069

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-126	+0% $-175	+5% $-223	+10% $-271
Rent	-10% $-305	-5% $-240	+0% $-175	+5% $-109	+10% $-44
Rate	-1.0pp $-89	-0.5pp $-131	base $-175	+0.5pp $-219	+1.0pp $-263

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $169,900 Active 276 DOM
2. 2026-06-21
   days on market $169,900 Active 275 DOM
3. 2026-06-19
   days on market $169,900 Active 273 DOM
4. 2026-06-18
   days on market $169,900 Active 272 DOM
5. 2026-06-17
   days on market $169,900 Active 271 DOM
6. 2026-06-16
   days on market $169,900 Active 270 DOM
7. 2026-06-15
   days on market $169,900 Active 269 DOM
8. 2026-06-14
   days on market $169,900 Active 267 DOM
9. 2026-06-12
   days on market $169,900 Active 266 DOM
10. 2026-06-09
    days on market $169,900 Active 263 DOM
11. 2026-06-08
    days on market $169,900 Active 262 DOM
12. 2026-06-07
    days on market $169,900 Active 261 DOM
13. 2026-06-07
    days on market $169,900 Active 260 DOM
14. 2026-06-04
    days on market $169,900 Active 257 DOM
15. 2026-06-02
    days on market $169,900 Active 256 DOM
16. 2026-06-01
    days on market $169,900 Active 255 DOM
17. 2026-05-31
    days on market $169,900 Active 254 DOM
18. 2026-05-31
    days on market $169,900 Active 253 DOM
19. 2026-05-14
    price $139,900 606-char remark

    Show marketing remark (606 chars)

    This property will be listed at this price for 10 days only. 4-bedroom, 2-bath home; 2,400+ sq ft; 0.92-acre lot; Mineral Wells, TX Spacious single-family home available in Mineral Wells, TX, zoned General Retail with permitted residential use. The property includes a detached workshop and sits on approximately 0.92 acres. Located 0.2 miles from Palo Pinto General Hospital, 0.1 miles from West City Park, and 1.5 miles from downtown Mineral Wells. The home requires renovation, particularly on the lower level, making it well-suited for investors, flippers, or owner-occupants seeking a project home.

20. 2026-01-06
    price $189,000 606-char remark

    Show marketing remark (606 chars)

    This property will be listed at this price for 10 days only. 4-bedroom, 2-bath home; 2,400+ sq ft; 0.92-acre lot; Mineral Wells, TX Spacious single-family home available in Mineral Wells, TX, zoned General Retail with permitted residential use. The property includes a detached workshop and sits on approximately 0.92 acres. Located 0.2 miles from Palo Pinto General Hospital, 0.1 miles from West City Park, and 1.5 miles from downtown Mineral Wells. The home requires renovation, particularly on the lower level, making it well-suited for investors, flippers, or owner-occupants seeking a project home.

21. 2025-09-19
    listed $199,000 Active 606-char remark

    Show marketing remark (606 chars)

    This property will be listed at this price for 10 days only. 4-bedroom, 2-bath home; 2,400+ sq ft; 0.92-acre lot; Mineral Wells, TX Spacious single-family home available in Mineral Wells, TX, zoned General Retail with permitted residential use. The property includes a detached workshop and sits on approximately 0.92 acres. Located 0.2 miles from Palo Pinto General Hospital, 0.1 miles from West City Park, and 1.5 miles from downtown Mineral Wells. The home requires renovation, particularly on the lower level, making it well-suited for investors, flippers, or owner-occupants seeking a project home.

22. 2025-05-31
    historical
23. 2025-02-25
    listed $229,000 Active
24. 2024-08-05
    price $269,000
25. 2024-05-07
    listed $299,900 Active
26. 2024-01-31
    historical
27. 2023-12-11
    price $319,900
28. 2023-11-22
    listed $359,000 Active
29. 2016-02-23
    historical Active Option Contract
30. 2016-02-22
    historical
31. 2015-11-03
    price $86,500
32. 2015-09-21
    listed $96,500 Active

ⓘ 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: $6,267 · $522/mo
• Projected year-2 tax: $6,267 · $522/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: $19,891
• − Mortgage interest: −$9,517
• − Property taxes: −$6,267
• − Insurance: −$850
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,943
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-926/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Wells, TX
• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, 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

+45.0% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $139,900 NTREIS
• 2026-01-06 Price Changed $189,000 NTREIS
• 2025-09-19 Listed $199,000 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-02-25 Listed $229,000 NTREIS
• 2024-08-05 Price Changed $269,000 NTREIS
• 2024-05-07 Listed $299,900 NTREIS
• 2024-01-31 Listing Removed — NTREIS
• 2023-12-11 Price Changed $319,900 NTREIS
• 2023-11-22 Listed $359,000 NTREIS
• 2016-02-23 Contingent — NTREIS
• 2016-02-22 Listing Removed — NTREIS
• 2015-11-03 Price Changed $86,500 NTREIS
• 2015-09-21 Listed $96,500 NTREIS

Property tax history

+9.5%/yr

Latest (2025): $6,267 · -1.4% YoY. Source: county tax records.