401 Vista Oaks · West Tawakoni, TX 75474

$99,999

4 bd · 3.0 ba · 1,964 sqft · SingleFamily public records · 37 Days on market

Built 1976 8,668 sqft lot $51/sqft · 63% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great location! This house is located walking walking distance from the Lake Tawakoni. . Great opportunity for the primary home or investment property. Lake Tawakoni is a recreational lake for a family fun, fishing and relax the neighborhood. Water front BellaVista subdivision offers this property with garage behind house. Enter to open living dining area. 2 beds & bath downstairs & 2 up this a bathroom between them. Sliding glass doors of the master downstairs & bed room above. Lots of space.

Key facts

• Walking distance
• Water front
• Recreational lake

Tags

• WALKING DISTANCE
• RECREATIONAL LAKE
• WATER FRONT
• OPEN LIVING DINING AREA

Property features AI

Finance

• Other: Municipal utility district: No; Possession 30-60 days; Listing status: Active
• Financial info: Listing terms include Cash, Conventional, Owner financing available, and Contact Agent
• HOA & community: No association

Exterior

• Parking: One covered parking space; One garage space; No carport
• Utilities: City sewer; City water; Co-op electric
• Home design: Single family residence; Residential property; Built in 1976; Not attached
• Construction: Preowned
• Exterior features: Lot under 0.5 acre (approx. 0.199 acres); Subdivision: Bellavista Una Add

Interior

• Kitchen: Disposal; Electric cooktop; Electric oven; Electric water heater
• Bedrooms: Four bedrooms (primary bedroom on first level; additional bedrooms on first and second levels as noted)
• Bathrooms: Two full bathrooms
• Interior features: Open floorplan; Two levels; Five total rooms; One living area; One dining area
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.6% in West Tawakoni — 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 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.95% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (median comp): $267,539
• List price: $99,999
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Indian Oaks Trl	0.38mi	3/2.0 (-1)	1,920 (-2%)	4mo	$285,000	$148	66
116 Kirk Ln	0.14mi	4/2.0	1,685 (-14%)	3mo	$295,000	$175	63
713 Hillburn	0.35mi	3/2.0 (-1)	1,849 (-6%)	10mo	$269,999	$146	57
112 Indian Oaks Dr	0.41mi	4/2.0	1,732 (-12%)	12mo	$284,990	$165	47
273 Hoot Owl Cir	0.63mi	3/2.0 (-1)	2,001 (+2%)	15mo	$258,000	$129	46
1042 Crestline	0.60mi	3/2.0 (-1)	1,725 (-12%)	3mo	$239,000	$139	40
1000 Shoreline Dr	0.50mi	3/2.0 (-1)	1,730 (-12%)	12mo	$249,900	$144	38

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: 49.4%
• Equity multiple: 4.69×
• Total profit: $103,382
• Equity at exit: $90,087

10-year hold

• IRR: 43.1%
• Equity multiple: 10.51×
• Total profit: $266,201
• Equity at exit: $194,276

Cash invested: $28,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$524
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $767

Break-even live

Break-even rent $984

Max offer price $99,999

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	0.39mi
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	0.40mi
104 Perch Dr Quinlan, TX	3.0	2.5	2082	$1,795	$0.86	1d	1	0.43mi
206 Perch Dr Quinlan, TX	3.0	2.0	1565	$1,795	$1.15	1d	1	0.46mi
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	1.09mi

Listing history 31 events

1. 2026-06-18
   days on market $99,999 Active 37 DOM
2. 2026-06-17
   days on market $99,999 Active 36 DOM
3. 2026-06-16
   days on market $99,999 Active 35 DOM
4. 2026-06-15
   days on market $99,999 Active 34 DOM
5. 2026-06-13
   days on market $99,999 Active 32 DOM
6. 2026-06-09
   days on market $99,999 Active 28 DOM
7. 2026-06-08
   days on market $99,999 Active 27 DOM
8. 2026-06-07
   pricedays on market $99,999 Active 26 DOM
9. 2026-06-04
   days on market $129,999 Active 23 DOM
10. 2026-06-03
    days on market $129,999 Active 22 DOM
11. 2026-06-02
    days on market $129,999 Active 21 DOM
12. 2026-06-01
    days on market $129,999 Active 20 DOM
13. 2026-05-31
    days on market $129,999 Active 19 DOM
14. 2026-05-18
    historical Active Option Contract 508-char remark
15. 2026-05-08
    listed $129,999 Active 508-char remark
16. 2026-04-01
    historical
17. 2026-03-23
    price $129,999
18. 2025-09-30
    price $149,999
19. 2025-08-16
    listed $169,990 Active
20. 2024-04-30
    historical
21. 2024-04-03
    listed $199,900 Active
22. 2018-12-07
    soldstatus
23. 2018-12-05
    soldstatus Sold
24. 2018-11-27
    status Pending
25. 2018-07-05
    listed $70,000 Active
26. 2013-09-30
    soldstatus Closed
27. 2013-09-20
    status Pending
28. 2013-09-11
    price $24,900
29. 2013-08-13
    price $34,900
30. 2013-07-17
    price $49,900
31. 2013-06-11
    listed $64,900 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 7/10 Severe 7 d/yr ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,460
• − Mortgage interest: −$5,601
• − Property taxes: −$2,539
• − Insurance: −$500
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$2,909
• Taxable income: $8,157
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $7,244/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 — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Tawakoni, TX
• 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

+54.1% since first listed

20 events — show timeline

• 2026-06-04 Price Changed $99,999 NTREIS
• 2026-05-24 Relisted — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-08 Listed $129,999 NTREIS
• 2026-04-01 Listing Removed — NTREIS
• 2026-03-23 Price Changed $129,999 NTREIS
• 2025-09-30 Price Changed $149,999 NTREIS
• 2025-08-16 Listed $169,990 NTREIS
• 2024-04-30 Listing Removed — NTREIS
• 2024-04-03 Listed $199,900 NTREIS
• 2018-12-07 Sold (Public Records) — Public Records
• 2018-12-05 Sold (MLS) — NTREIS
• 2018-11-27 Pending — NTREIS
• 2018-07-05 Listed $70,000 NTREIS
• 2013-09-30 Sold (MLS) — NTREIS
• 2013-09-20 Pending — NTREIS
• 2013-09-11 Price Changed $24,900 NTREIS
• 2013-08-13 Price Changed $34,900 NTREIS
• 2013-07-17 Price Changed $49,900 NTREIS
• 2013-06-11 Listed $64,900 NTREIS

Property tax history

+2.4%/yr

Latest (2025): $2,539 · -2.4% YoY. Source: county tax records.