310 Latham Ln · New Fairview, TX 76078

$215,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 11 Days on market

Built 2007 1.46 ac lot Est $268k · 20% under

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Why this score? — see what drove the C+ 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE 3-2 ON OVER 1.4 ACRES. NEEDS LITTLE WORK TO MAKE GREAT HOME. BUYER TO VERIFY ALL INFO.

Key facts

• Metal roof
• 1.46 acre lot
• Built 2007

Tags

• OPEN CONCEPT LIVING ROOM
• FIREPLACE IN THE LIVING ROOM
• METAL ROOF
• ALMOST 1 AND HALF ACRES
• FOUNDATION RETRO-FITTED

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional and FHA; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: No garage or covered/carport spaces
• Utilities: City water; Aerobic septic; Not in a municipal utility district
• Home design: Manufactured home; Attached; Built in 2007
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Deck; Lot about 1.46 acres

Interior

• Kitchen: Breakfast bar; Dual sinks; Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with ensuite bath, garden tub, separate shower and dual sinks; Secondary bedrooms feature walk-in closets; one bedroom in a split-bedroom layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Open floorplan; Fireplace in living room; Room count: 7; One-level living; One living area and one dining area
• Laundry & utility: Separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (6.4% below list).
• Recommended offer: $201k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.5% in New Fairview — 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 62/100 on livability (#901 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Decatur ISD (town): math 40% / reading 42% proficiency, ranked #323 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carson El (math 37% / reading 38%, grade F, #1,744 of 4,322 statewide, top 41%, 548 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 263 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,181 (6.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $268,128
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Latham Ln	0.12mi	3/2.0	1,344 (-14%)	9mo	$159,900	$119	63
289 Wilson Ct	0.48mi	3/2.0	1,568 (0%)	23mo	$190,000	$121	58
153 Aydelotte Ct	0.40mi	4/2.0 (+1)	1,664 (+6%)	14mo	$285,000	$171	54
156 Aydelotte Ct	0.40mi	3/2.0	1,364 (-13%)	7mo	$260,000	$191	54

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $122,199
• Equity at exit: $193,689

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $355,967
• Equity at exit: $417,698

Cash invested: $60,200 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 263
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $79

Break-even live

Break-even rent $1,911

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $201	-5% $140	+0% $79	+5% $19	+10% $-42
Rent	-10% $-80	-5% $0	+0% $79	+5% $159	+10% $238
Rate	-1.0pp $188	-0.5pp $134	base $79	+0.5pp $24	+1.0pp $-33

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $215,000 Active 11 DOM
2. 2026-06-18
   days on market $215,000 Active 8 DOM
3. 2026-06-17
   days on market $215,000 Active 7 DOM
4. 2026-06-16
   days on market $215,000 Active 6 DOM
5. 2026-06-15
   days on market $215,000 Active 5 DOM
6. 2026-06-13
   days on market $215,000 Active 3 DOM
7. 2026-06-13
   remarks 695-char remark
8. 2026-06-13
   listed $215,000 Active 2 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: $3,514 · $293/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$421/yr (+$35/mo · 12.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,142
• − Mortgage interest: −$12,043
• − Property taxes: −$3,514
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$6,255
• Taxable loss: −$2,608
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,579/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: Decatur ISD
• NCES district ID: 4816500
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $60,504
• Composite: 36.33/100
• National rank: #4691
• State rank: #323 of 826 in TX

Livability — New Fairview

• Score: 62/100
• State rank: #901
• US rank: #16172

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: New Fairview, TX
• County: Wise County · 49,037 people
• City population: 10,200
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.94%
• Current HPI: 325.22
• 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

+582.5% since first listed

8 events — show timeline

• 2026-06-08 Listed $215,000 NTREIS
• 2016-10-20 Sold (Public Records) — Public Records
• 2015-03-11 Sold (Public Records) — Public Records
• 2010-02-19 Sold (MLS) — NTREIS
• 2010-01-22 Listing Removed — NTREIS
• 2010-01-08 Listed $31,500 NTREIS
• 2008-02-15 Sold (Public Records) — Public Records
• 1997-05-14 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,514 · +4.7% YoY. Source: county tax records.