Clayton - Resolution 3K Plan · Fort Worth, TX 76036

$86,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 371 Days on market

Good condition $905/mo HOA · 44% of rent

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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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clayton Resolution 3K - Modern Comfort Meets Functional Design The Clayton Resolution 3K offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing approximately 1,140 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups

Key facts

• Split-bedroom layout
• Walk-in closet
• Listed 370 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN WITH ISLAND
• SPLIT-BEDROOM LAYOUT
• WALK-IN CLOSET
• ENERGY-EFFICIENT APPLIANCES

🏗️ 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 3-bed/2.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 1018 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 $595 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.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($76k) 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

• Watch-outs: HOA is 44% of rent.

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 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: 2.41% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 3.5

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-5,877
• Equity at exit: $12,823

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $2,773
• Equity at exit: $7,436

Cash invested: $24,080 (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: 1018
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$905
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $141

Break-even live

Break-even rent $1,898

Max offer price $86,000

Occupancy floor 88%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $905 · $10,860/yr

Listing history 10 events

1. 2026-06-09
   days on market $86,000 Active 371 DOM
2. 2026-06-08
   days on market $86,000 Active 370 DOM
3. 2026-06-07
   days on market $86,000 Active 369 DOM
4. 2026-06-04
   days on market $86,000 Active 366 DOM
5. 2026-06-03
   days on market $86,000 Active 365 DOM
6. 2026-06-02
   days on market $86,000 Active 364 DOM
7. 2026-06-01
   days on market $86,000 Active 363 DOM
8. 2026-05-31
   days on market $86,000 Active 362 DOM
9. 2025-06-04
   listed $86,000 Active 747-char remark

   Show marketing remark (747 chars)

   Clayton Resolution 3K - Modern Comfort Meets Functional Design The Clayton Resolution 3K offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing approximately 1,140 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups

10. 2025-05-30
    listed $86,000 Active 747-char remark

    Show marketing remark (747 chars)

    Clayton Resolution 3K - Modern Comfort Meets Functional Design The Clayton Resolution 3K offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing approximately 1,140 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet. Key Features: Open-concept floor plan Modern kitchen with island and ample cabinetry Split-bedroom layout for added privacy Primary suite with ensuite bathroom and walk-in closet Energy-efficient appliances Utility room with washer/dryer hookups

ⓘ 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: $24,913
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$10,860
• − Depreciation: −$2,502
• Taxable income: $1,027
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $1,442/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 · 3 photos

Good 80/100 None rehab

This Clayton Resolution 3K manufactured home is in excellent condition with a modern design and well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and 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

+0.0% since first listed

2 events — show timeline

• 2025-06-04 Listed $86,000 Zillow
• 2025-05-30 Listed $86,000 Zillow