Miyo Colossal Plan · Fort Worth, TX 76036

$97,995

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 365 Days on market

Excellent condition $905/mo HOA · 38% of rent

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Clayton MiYO Colossal, a thoughtfully designed 4-bedroom, 2-bathroom manufactured home offering 1,400 sq. ft. of modern living space. With an expansive 18' x 80' footprint, this home lives up to its name — providing open-concept living, sleek finishes, and practical comfort for today's lifestyle. Inside, you'll find 8' flat textured ceilings, durable Duracraft cabinetry, and a bright, airy layout complete with Thermopane Low-E windows, can lighting, and a ceiling fan with light in the living room. The chef-inspired kitchen boasts 42" overhead cabinets, brushed nickel faucets, a stainless-steel sink, 18 cu. ft. refrigerator, and a standard electric range with a vented range hood — perfect for both everyday meals and entertaining. The primary suite includes a glamour bath with ceramic commodes, sliding shower door, and Hollywood-style lighting, delivering a touch of luxury. Enjoy peace of mind with features like 200-amp electric service, copper wiring, R21 insulation in ceilings, and a 40-gallon electric water heater. Built to last with American-made I-beams, detachable hitch, vinyl siding with OSB wrap, and 3-tab shingle roof, this home also comes plumbed and wired for washer and dryer, includes exterior GFI outlets, and features main and individual shut-off valves for added convenience.

Key facts

• Duracraft cabinetry
• Open-concept living
• Overhead cabinets

Tags

• OPEN-CONCEPT LIVING
• DURACRAFT CABINETRY
• THERMOPANE LOW-E WINDOWS
• CHEF-INSPIRED KITCHEN
• OVERHEAD CABINETS
• BRUSHED NICKEL FAUCETS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $98k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.3%/yr); 1036 active listings in the ZIP; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $86,235 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 2.46% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,505
• Equity at exit: $14,611

10-year hold

• IRR: 12.0%
• Equity multiple: 1.91×
• Total profit: $24,876
• Equity at exit: $8,473

Cash invested: $27,439 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1036
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$905
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $322

Break-even live

Break-even rent $2,003

Max offer price $97,995

Occupancy floor 82%

Sensitivity live

Price	-10% $390	-5% $356	+0% $322	+5% $288	+10% $255
Rent	-10% $132	-5% $227	+0% $322	+5% $417	+10% $513
Rate	-1.0pp $372	-0.5pp $347	base $322	+0.5pp $297	+1.0pp $271

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: $24,499
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $905 · $10,860/yr
• Likely covers: waterelectric

Listing history 9 events

1. 2026-06-09
   days on market $97,995 Active 365 DOM
2. 2026-06-08
   days on market $97,995 Active 364 DOM
3. 2026-06-07
   days on market $97,995 Active 363 DOM
4. 2026-06-04
   days on market $97,995 Active 360 DOM
5. 2026-06-03
   days on market $97,995 Active 359 DOM
6. 2026-06-02
   days on market $97,995 Active 358 DOM
7. 2026-06-01
   days on market $97,995 Active 357 DOM
8. 2026-05-31
   days on market $97,995 Active 356 DOM
9. 2025-06-09
   listed $97,995 Active 1339-char remark

   Show marketing remark (1339 chars)

   Welcome to the Clayton MiYO Colossal, a thoughtfully designed 4-bedroom, 2-bathroom manufactured home offering 1,400 sq. ft. of modern living space. With an expansive 18' x 80' footprint, this home lives up to its name — providing open-concept living, sleek finishes, and practical comfort for today's lifestyle. Inside, you'll find 8' flat textured ceilings, durable Duracraft cabinetry, and a bright, airy layout complete with Thermopane Low-E windows, can lighting, and a ceiling fan with light in the living room. The chef-inspired kitchen boasts 42" overhead cabinets, brushed nickel faucets, a stainless-steel sink, 18 cu. ft. refrigerator, and a standard electric range with a vented range hood — perfect for both everyday meals and entertaining. The primary suite includes a glamour bath with ceramic commodes, sliding shower door, and Hollywood-style lighting, delivering a touch of luxury. Enjoy peace of mind with features like 200-amp electric service, copper wiring, R21 insulation in ceilings, and a 40-gallon electric water heater. Built to last with American-made I-beams, detachable hitch, vinyl siding with OSB wrap, and 3-tab shingle roof, this home also comes plumbed and wired for washer and dryer, includes exterior GFI outlets, and features main and individual shut-off valves for added convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,929
• − Mortgage interest: −$5,489
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$10,860
• − Depreciation: −$2,851
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,114/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This Clayton MiYO Colossal manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for an investor looking to increase both resale and rental value through minor improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Add a smart home system — Improves energy efficiency and adds modern amenities, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

1 event — show timeline

• 2025-06-09 Listed $97,995 Zillow