117 Mustang Dr · Lindsay, TX 76250

$329,500

3 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 190 Days on market

Built 2022 8,407 sqft lot $194/sqft · at area comps Est $319k · at est. $25/mo HOA · 1% of rent ↓ 2% 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).

• Cash flow +7.5/30.0
• ARV discount +6.1/15.0
• Appreciation +5.9/10.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

PRICE IMPROVEMENT OF $5,100! EXISTING SURVEY HAS ALREADY BEEN APPROVED BY GAINESVILLE TITLE, SAVING YOUR BUYER BOTH TIME AND ADDITIONAL EXPENSE. FRESHLY PAINTED AND COMPLETELY MOVE-IN READY, this like-new home, built in 2022, has been impeccably maintained and offers a spacious, modern layout with 4 bedrooms, 2 baths, and a dedicated office in the highly sought-after Bailey Ranch Estates. The bright, open-concept design features a kitchen with a walk-in pantry that flows seamlessly into the living area with a cozy electric fireplace. The dining area opens directly to the back porch and backyard—perfect for relaxing or entertaining. The primary suite offers ample space for your furniture and includes an ensuite bathroom with dual vanities, a beautiful walk-in shower, and a large walk-in closet. Three secondary bedrooms provide flexibility for family, guests, or hobbies. Whether working from home or streaming your favorite shows and sports, you’ll enjoy the convenience of high-speed fiber internet. Bailey Ranch Estates also offers great community amenities, including a playground and a small dog park, creating a welcoming, family-friendly environment.

Key facts

• Open concept kitchen
• Dual vanities
• Back porch

Tags

• OPEN CONCEPT KITCHEN
• WALK IN PANTRY
• ELECTRIC FIREPLACE
• BACK PORCH
• ENSUITE BATHROOM
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.1% below list).
• Recommended offer: $250k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#42 in TX, #1,865 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Lindsay ISD (rural): math 66% / reading 65% proficiency, ranked #21 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.8% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000 (24.1% 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 190 days. Have you received any prior offers? Is the seller open to a 24% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 11.0

CMA / ARV

• ARV (median comp): $319,451
• List price: $329,500
• Delta: 3.15%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Palamino Dr	0.07mi	3/2.0	1,624 (-4%)	14mo	$315,000	$194	78
102 Circle Dr W	0.58mi	3/2.5	1,755 (+3%)	24mo	$374,500	$213	46
105 W 6th St	0.70mi	3/2.5	1,928 (+13%)	4mo	$359,000	$186	39

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-7,862
• Equity at exit: $125,494

10-year hold

• IRR: 3.0%
• Equity multiple: 1.40×
• Total profit: $37,059
• Equity at exit: $177,341

Cash invested: $92,260 (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 76250

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,728
• Tax from tax record: −$499 /mo · $5,984/yr
• Insurance: −$137
• HOA: −$25
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-414

Break-even live

Break-even rent $3,024

Max offer price $256,391

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-321	+0% $-414	+5% $-507	+10% $-600
Rent	-10% $-611	-5% $-513	+0% $-414	+5% $-315	+10% $-216
Rate	-1.0pp $-248	-0.5pp $-330	base $-414	+0.5pp $-499	+1.0pp $-586

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Bailey Ranch DR Lindsay, TX	3.0	2.0	1804	$2,500	$1.39	44d	1	0.15mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: electricinternet

Listing history 18 events

1. 2026-06-19
   days on market $329,500 Active 190 DOM
2. 2026-06-18
   days on market $329,500 Active 189 DOM
3. 2026-06-17
   days on market $329,500 Active 188 DOM
4. 2026-06-16
   days on market $329,500 Active 187 DOM
5. 2026-06-15
   days on market $329,500 Active 186 DOM
6. 2026-06-14
   days on market $329,500 Active 184 DOM
7. 2026-06-12
   pricedays on market $329,500 Active 183 DOM
8. 2026-06-09
   days on market $334,900 Active 180 DOM
9. 2026-06-08
   days on market $334,900 Active 179 DOM
10. 2026-06-07
    days on market $334,900 Active 178 DOM
11. 2026-06-02
    days on market $334,900 Active 173 DOM
12. 2026-06-01
    days on market $334,900 Active 172 DOM
13. 2026-05-31
    days on market $334,900 Active 171 DOM
14. 2026-05-30
    days on market $334,900 Active 170 DOM
15. 2026-04-15
    price $334,900 1185-char remark

    Show marketing remark (1185 chars)

    PRICE IMPROVEMENT OF $5,100! EXISTING SURVEY HAS ALREADY BEEN APPROVED BY GAINESVILLE TITLE, SAVING YOUR BUYER BOTH TIME AND ADDITIONAL EXPENSE. FRESHLY PAINTED AND COMPLETELY MOVE-IN READY, this like-new home, built in 2022, has been impeccably maintained and offers a spacious, modern layout with 4 bedrooms, 2 baths, and a dedicated office in the highly sought-after Bailey Ranch Estates. The bright, open-concept design features a kitchen with a walk-in pantry that flows seamlessly into the living area with a cozy electric fireplace. The dining area opens directly to the back porch and backyard—perfect for relaxing or entertaining. The primary suite offers ample space for your furniture and includes an ensuite bathroom with dual vanities, a beautiful walk-in shower, and a large walk-in closet. Three secondary bedrooms provide flexibility for family, guests, or hobbies. Whether working from home or streaming your favorite shows and sports, you’ll enjoy the convenience of high-speed fiber internet. Bailey Ranch Estates also offers great community amenities, including a playground and a small dog park, creating a welcoming, family-friendly environment.

16. 2026-03-29
    status Active 1185-char remark

    Show marketing remark (1185 chars)

    PRICE IMPROVEMENT OF $5,100! EXISTING SURVEY HAS ALREADY BEEN APPROVED BY GAINESVILLE TITLE, SAVING YOUR BUYER BOTH TIME AND ADDITIONAL EXPENSE. FRESHLY PAINTED AND COMPLETELY MOVE-IN READY, this like-new home, built in 2022, has been impeccably maintained and offers a spacious, modern layout with 4 bedrooms, 2 baths, and a dedicated office in the highly sought-after Bailey Ranch Estates. The bright, open-concept design features a kitchen with a walk-in pantry that flows seamlessly into the living area with a cozy electric fireplace. The dining area opens directly to the back porch and backyard—perfect for relaxing or entertaining. The primary suite offers ample space for your furniture and includes an ensuite bathroom with dual vanities, a beautiful walk-in shower, and a large walk-in closet. Three secondary bedrooms provide flexibility for family, guests, or hobbies. Whether working from home or streaming your favorite shows and sports, you’ll enjoy the convenience of high-speed fiber internet. Bailey Ranch Estates also offers great community amenities, including a playground and a small dog park, creating a welcoming, family-friendly environment.

17. 2026-02-15
    historical Active Option Contract 1185-char remark

    Show marketing remark (1185 chars)

    PRICE IMPROVEMENT OF $5,100! EXISTING SURVEY HAS ALREADY BEEN APPROVED BY GAINESVILLE TITLE, SAVING YOUR BUYER BOTH TIME AND ADDITIONAL EXPENSE. FRESHLY PAINTED AND COMPLETELY MOVE-IN READY, this like-new home, built in 2022, has been impeccably maintained and offers a spacious, modern layout with 4 bedrooms, 2 baths, and a dedicated office in the highly sought-after Bailey Ranch Estates. The bright, open-concept design features a kitchen with a walk-in pantry that flows seamlessly into the living area with a cozy electric fireplace. The dining area opens directly to the back porch and backyard—perfect for relaxing or entertaining. The primary suite offers ample space for your furniture and includes an ensuite bathroom with dual vanities, a beautiful walk-in shower, and a large walk-in closet. Three secondary bedrooms provide flexibility for family, guests, or hobbies. Whether working from home or streaming your favorite shows and sports, you’ll enjoy the convenience of high-speed fiber internet. Bailey Ranch Estates also offers great community amenities, including a playground and a small dog park, creating a welcoming, family-friendly environment.

18. 2025-12-11
    listed $340,000 Active 1185-char remark

    Show marketing remark (1185 chars)

    PRICE IMPROVEMENT OF $5,100! EXISTING SURVEY HAS ALREADY BEEN APPROVED BY GAINESVILLE TITLE, SAVING YOUR BUYER BOTH TIME AND ADDITIONAL EXPENSE. FRESHLY PAINTED AND COMPLETELY MOVE-IN READY, this like-new home, built in 2022, has been impeccably maintained and offers a spacious, modern layout with 4 bedrooms, 2 baths, and a dedicated office in the highly sought-after Bailey Ranch Estates. The bright, open-concept design features a kitchen with a walk-in pantry that flows seamlessly into the living area with a cozy electric fireplace. The dining area opens directly to the back porch and backyard—perfect for relaxing or entertaining. The primary suite offers ample space for your furniture and includes an ensuite bathroom with dual vanities, a beautiful walk-in shower, and a large walk-in closet. Three secondary bedrooms provide flexibility for family, guests, or hobbies. Whether working from home or streaming your favorite shows and sports, you’ll enjoy the convenience of high-speed fiber internet. Bailey Ranch Estates also offers great community amenities, including a playground and a small dog park, creating a welcoming, family-friendly environment.

ⓘ 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: $5,984 · $499/mo
• Projected year-2 tax: $6,030 · $502/mo
• Expected delta: +$46/yr (+$4/mo · 0.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$18,457
• − Property taxes: −$5,984
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$300
• − Depreciation: −$9,585
• Taxable loss: −$10,774
• Est. tax savings @ 24.0%: +$2,586
• After-tax cash flow: $-2,381/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: Lindsay ISD
• NCES district ID: 4827570
• Math proficiency: 66% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $79,405
• Composite: 58.46/100
• National rank: #1002
• State rank: #21 of 826 in TX

Livability — Lindsay

• Score: 80/100
• State rank: #42
• US rank: #1865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindsay, TX
• Population (ZIP): 973

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 4% Iranian 2% Subsaharan African 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.75%
• Current HPI: 154.7481
• 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

-1.5% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $334,900 NTREIS
• 2026-03-29 Relisted — NTREIS
• 2026-02-15 Contingent — NTREIS
• 2025-12-11 Listed $340,000 NTREIS

Property tax history

+101.1%/yr

Latest (2025): $5,984 · +0.1% YoY. Source: county tax records.