701 Trails · Carter, TX 76487

$225,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 14 Days on market

Built 2021 Good condition 2.00 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A 2021 Clayton Homes home situated on a dead end road which creates a feeling of total privacy with a country lifestyle on 2 acres! Storage building for added bonus of extra storage. This split bedroom 3 bedroom 2 bathroom layout is open planned with views for miles! At only 5 years old, you benefit from modern applianced, upgrades - including traditional Septic System with leach field and your own water well - which means no Water or Sewer utility bill! With part of your lot in Parker County at . 39 in Wise County - which also lowers your tax bill! This home gives you all the benefits AND sits in highly desirable Poolville ISD. No restrictions & No HOA!

Key facts

• Water well
• Storage building
• Modern appliances

Tags

• 2 ACRES
• STORAGE BUILDING
• MODERN APPLIANCES
• TRADITIONAL SEPTIC SYSTEM
• WATER WELL
• HIGHLY DESIRABLE POOLVILLE ISD

Property features AI

Finance

• Other: Property spans multiple parcels
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: No municipal utility district
• Home design: Single family residence; Residential property; Detached; Built in 2021
• Exterior features: Horse permitted; All-weather road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; One living area; One dining area; Levels: One

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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 $225k (0.0% below list).
• Recommended offer: $225k (0.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.5% in Carter — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Poolville ISD (rural): math 40% / reading 41% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Poolville El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 380 students, 52% FRL).
• Market conditions: 288 active listings in the ZIP; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $224,892

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. 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.
3. 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.
4. 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: 1.00% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-15,539
• Equity at exit: $33,548

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $13,318
• Equity at exit: $19,454

Cash invested: $63,000 (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 76487

• Home prices YoY: -3.5%
• Active inventory: 288
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $329

Break-even live

Break-even rent $1,832

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $225,000 Active 14 DOM
2. 2026-06-17
   days on market $225,000 Active 13 DOM
3. 2026-06-16
   days on market $225,000 Active 12 DOM
4. 2026-06-15
   days on market $225,000 Active 11 DOM
5. 2026-06-13
   days on market $225,000 Active 9 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-09
   days on market $225,000 Active 5 DOM
8. 2026-06-08
   days on market $225,000 Active 4 DOM
9. 2026-06-07
   days on market $225,000 Active 3 DOM
10. 2026-06-04
    remarks 664-char remark
11. 2026-06-04
    listed $225,000 Active 1 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: $2,088 · $174/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$2,030/yr (+$169/mo · 97.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,987
• − Mortgage interest: −$12,603
• − Property taxes: −$2,088
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$6,545
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,874/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 Cosmetic rehab

This 2021 Clayton Homes manufactured home is in excellent condition with modern appliances and a split bedroom layout. It offers privacy and a country lifestyle on 2 acres with a storage building for added bonus storage. The home is in a highly desirable school district with no HOA and no restrictions.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Painting exterior and interior — Fresh paint can improve curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Painting exterior and interior — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property 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: Poolville ISD
• NCES district ID: 4835340
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $49,462
• Composite: 34.86/100
• National rank: #5090
• State rank: #385 of 826 in TX

Livability — Carter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,799

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.44%
• Current HPI: 283.54
• 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 event — show timeline

• 2026-06-02 Listed $225,000 NTREIS

Property tax history

-0.2%/yr

Latest (2025): $2,088 · +8.4% YoY. Source: county tax records.