216 Treetop Ln · Hideaway, TX 75771

$205,000

2 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 55 Days on market

Built 1980 0.36 ac lot $133/sqft · 24% below area Est $270k · 24% under $340/mo HOA · 20% of rent

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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 +6.2/30.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy 2-bedroom, 2-bath brick home nestled in the peaceful Hideaway community. Situated on just under an acre, this property offers a large yard with plenty of space to garden, play, or simply relax under the East Texas sky. The home features a comfortable layout with warm, inviting living spaces — perfect for making your own. This home is brimming with potential for updates and personal touches. Enjoy the quiet, tree-lined surroundings and the convenience of Hideaway’s lakes, golf course, and gated community amenities. Whether you’re looking for a weekend getaway or a forever home, this charming property is ready for its next chapter. Hideaway offers a resort-style living with 24-7 security, 3 lakes, 27-holes of golf, an Olympic-sized pool, and multiple parks. Hideaway is in Lindale ISD, considered one of the best school districts in Texas.

Key facts

• Large yard
• Resort style living
• Multiple parks

Tags

• LARGE YARD
• TREE LINED SURROUNDINGS
• GATED COMMUNITY AMENITIES
• RESORT STYLE LIVING
• MULTIPLE PARKS
• 27 HOLES OF GOLF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (15.4% below list).
• Recommended offer: $140k (31.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 1.7% in Hideaway — 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 73/100 on livability (#201 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 633 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $139,556 (31.9% 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 55 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 9.9

CMA / ARV

• ARV (median comp): $270,139
• List price: $205,000
• Delta: -24.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Treetop Ln	0.07mi	3/2.0 (+1)	1,513 (-2%)	20mo	$249,000	$165	72
240 Hideaway Ln E	0.27mi	2/2.0	1,550 (+0%)	21mo	$279,900	$181	70
230 Pinewood Ln	0.23mi	3/1.0 (+1)	1,368 (-12%)	1mo	$230,000	$168	60
322 Lonestar Ln	0.31mi	3/2.0 (+1)	1,680 (+9%)	16mo	$195,000	$116	52
324 Highlander Hts	0.45mi	3/2.0 (+1)	1,709 (+10%)	6mo	$189,900	$111	51
415 Lone Star Ln	0.66mi	3/2.0 (+1)	1,488 (-4%)	8mo	$229,999	$155	51
206 Fairlawn Dr	0.43mi	3/2.0 (+1)	1,650 (+7%)	15mo	$327,000	$198	51
315 Highlander Hts	0.38mi	3/2.0 (+1)	1,671 (+8%)	22mo	$279,900	$168	45
414 Hideaway Ln E	0.68mi	2/1.0	1,432 (-7%)	22mo	$209,500	$146	34

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: -29.7%
• Equity multiple: 0.01×
• Total profit: $-56,589
• Equity at exit: $30,566

10-year hold

• IRR: -29.9%
• Equity multiple: -0.37×
• Total profit: $-78,746
• Equity at exit: $17,725

Cash invested: $57,400 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$240 /mo · $2,874/yr
• Insurance: −$85
• HOA: −$340
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-370

Break-even live

Break-even rent $2,203

Max offer price $139,556

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-312	+0% $-370	+5% $-428	+10% $-487
Rent	-10% $-507	-5% $-439	+0% $-370	+5% $-302	+10% $-234
Rate	-1.0pp $-267	-0.5pp $-318	base $-370	+0.5pp $-424	+1.0pp $-478

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Texas Dr Hideaway, TX	3.0	3.0	1512	$2,250	$1.49	14d	1	0.20mi
1360 Bridle Path Ln Lindale, TX	2.0	2.0	1564	$1,800	$1.15	14d	1	0.68mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-05-19
   historical Active Option Contract 886-char remark

   Show marketing remark (886 chars)

   Welcome to this cozy 2-bedroom, 2-bath brick home nestled in the peaceful Hideaway community. Situated on just under an acre, this property offers a large yard with plenty of space to garden, play, or simply relax under the East Texas sky. The home features a comfortable layout with warm, inviting living spaces — perfect for making your own. This home is brimming with potential for updates and personal touches. Enjoy the quiet, tree-lined surroundings and the convenience of Hideaway’s lakes, golf course, and gated community amenities. Whether you’re looking for a weekend getaway or a forever home, this charming property is ready for its next chapter. Hideaway offers a resort-style living with 24/7 security, 3 lakes, 27-holes of golf, an Olympic-sized pool, and multiple parks. Hideaway is in Lindale ISD, considered one of the best school districts in Texas.

2. 2026-05-19
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Welcome to this cozy 2-bedroom, 2-bath brick home nestled in the peaceful Hideaway community. Situated on just under an acre, this property offers a large yard with plenty of space to garden, play, or simply relax under the East Texas sky. The home features a comfortable layout with warm, inviting living spaces — perfect for making your own. This home is brimming with potential for updates and personal touches. Enjoy the quiet, tree-lined surroundings and the convenience of Hideaway’s lakes, golf course, and gated community amenities. Whether you’re looking for a weekend getaway or a forever home, this charming property is ready for its next chapter. Hideaway offers a resort-style living with 24/7 security, 3 lakes, 27-holes of golf, an Olympic-sized pool, and multiple parks. Hideaway is in Lindale ISD, considered one of the best school districts in Texas.

3. 2026-04-01
   listed $205,000 Active 886-char remark

   Show marketing remark (886 chars)

   Welcome to this cozy 2-bedroom, 2-bath brick home nestled in the peaceful Hideaway community. Situated on just under an acre, this property offers a large yard with plenty of space to garden, play, or simply relax under the East Texas sky. The home features a comfortable layout with warm, inviting living spaces — perfect for making your own. This home is brimming with potential for updates and personal touches. Enjoy the quiet, tree-lined surroundings and the convenience of Hideaway’s lakes, golf course, and gated community amenities. Whether you’re looking for a weekend getaway or a forever home, this charming property is ready for its next chapter. Hideaway offers a resort-style living with 24-7 security, 3 lakes, 27-holes of golf, an Olympic-sized pool, and multiple parks. Hideaway is in Lindale ISD, considered one of the best school districts in Texas.

4. 2026-03-31
   listed $205,000 Active 886-char remark

   Show marketing remark (886 chars)

   Welcome to this cozy 2-bedroom, 2-bath brick home nestled in the peaceful Hideaway community. Situated on just under an acre, this property offers a large yard with plenty of space to garden, play, or simply relax under the East Texas sky. The home features a comfortable layout with warm, inviting living spaces — perfect for making your own. This home is brimming with potential for updates and personal touches. Enjoy the quiet, tree-lined surroundings and the convenience of Hideaway’s lakes, golf course, and gated community amenities. Whether you’re looking for a weekend getaway or a forever home, this charming property is ready for its next chapter. Hideaway offers a resort-style living with 24/7 security, 3 lakes, 27-holes of golf, an Olympic-sized pool, and multiple parks. Hideaway is in Lindale ISD, considered one of the best school districts in Texas.

5. 2019-05-22
   soldstatus
6. 2019-05-20
   soldstatus
7. 2019-04-29
   listed $175,000
8. 2016-05-02
   soldstatus
9. 2016-04-29
   soldstatus
10. 2016-03-14
    listed $127,000
11. 2014-05-05
    soldstatus
12. 2014-05-02
    soldstatus
13. 2014-03-31
    listed $100,000
14. 2009-10-16
    soldstatus
15. 2007-01-16
    soldstatus
16. 1985-03-21
    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: $2,874 · $240/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$877/yr (+$73/mo · 30.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,803
• − Mortgage interest: −$11,483
• − Property taxes: −$2,874
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$4,080
• − Depreciation: −$5,964
• Taxable loss: −$7,952
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-2,537/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Hideaway

• Score: 73/100
• State rank: #201
• US rank: #5109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hideaway, TX
• County: Smith County · 180,570 people
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

+105.0% since first listed

16 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-19 Pending — GTAR
• 2026-04-01 Listed $205,000 NTREIS
• 2026-03-31 Listed $205,000 GTAR
• 2019-05-22 Sold (Public Records) — Public Records
• 2019-05-20 Sold (MLS) — GTAR
• 2019-04-29 Listed $175,000 GTAR
• 2016-05-02 Sold (Public Records) — Public Records
• 2016-04-29 Sold (MLS) — GTAR
• 2016-03-14 Listed $127,000 GTAR
• 2014-05-05 Sold (Public Records) — Public Records
• 2014-05-02 Sold (MLS) — GTAR
• 2014-03-31 Listed $100,000 GTAR
• 2009-10-16 Sold (Public Records) — Public Records
• 2007-01-16 Sold (Public Records) — Public Records
• 1985-03-21 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2024): $2,874 · +11.0% YoY. Source: county tax records.