1100 Knob Rd · Springtown, TX 76082

$135,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 22 Days on market

Built 1996 1.00 ac lot $93/sqft · 32% below area Est $199k · 32% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice mobile home on one acre in the edge of Springtown, close to schools and shopping. This would make a great starter home or investment property. This really is a nice place to raise kids and pets. Be sure to come look, you don't find property at this price.

Key facts

• 1 acre lot
• Built 1996
• Listed 22 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Mobile Home; County: Parker; Country: United States
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Direct access parking; Drive-through parking
• Utilities: City water; Rural water district; Septic; Electricity connected
• Home design: Mobile home (residential); Attached; One story; Built in 1996
• Construction: Year built 1996
• Exterior features: 1 acre lot; Will not subdivide; Directions: Take E 3rd St in Springtown to where it tees into Knob Rd, turn left on Knob and follow the curve to the property on the right

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on level 1
• Bathrooms: 2 full bathrooms
• Interior features: Decorative lighting; Eat-in kitchen; Kitchen island; One living area; One dining area; Room count: 2
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.4% in Springtown — 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 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 674 students, 60% FRL).
• Market conditions: 519 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 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 $132,975 (1.5% 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 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?
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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $199,049
• List price: $135,000
• Delta: -32.18%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $19,967
• Equity at exit: $20,129

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $71,348
• Equity at exit: $11,672

Cash invested: $37,800 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 519
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$708
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $656

Break-even live

Break-even rent $1,180

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,100	$1.62	13d	1	0.32mi
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,050	$1.58	4d	1	0.32mi
912 Avagail Ave Springtown, TX	3.0	2.0	1665	$2,195	$1.32	17d	1	0.35mi
413 Jameson Springtown, TX	3.0	2.0	1416	$2,125	$1.50	19d	1	0.78mi
416 North Avenue B Unit B Springtown, TX	3.0	2.0	1180	$1,650	$1.40	44d	1	0.87mi
300 W 4th St Springtown, TX	3.0	1.0	1332	$1,675	$1.26	22d	1	1.15mi
409 N Cedar St Springtown, TX	4.0	2.0	1203	$1,750	$1.45	10d	1	1.26mi
181 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	1d	1	1.34mi
167 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	1d	1	1.35mi
165 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	1d	1	1.35mi

Listing history 12 events

1. 2026-06-04
   statusdays on market $135,000 Pending 22 DOM
2. 2026-06-03
   days on market $135,000 Active Option Contract 21 DOM
3. 2026-06-02
   days on market $135,000 Active Option Contract 20 DOM
4. 2026-06-01
   days on market $135,000 Active Option Contract 19 DOM
5. 2026-05-31
   days on market $135,000 Active Option Contract 18 DOM
6. 2026-05-13
   listed $135,000 Active 261-char remark
7. 2017-04-18
   soldstatus
8. 2013-03-22
   historical
9. 2011-09-22
   historical
10. 2011-09-18
    price $129,500
11. 2010-03-19
    listed $152,000 Active
12. 2010-03-19
    listed $68,500 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: $2,015 · $168/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$455/yr (+$38/mo · 22.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,131
• − Mortgage interest: −$7,562
• − Property taxes: −$2,015
• − Insurance: −$675
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$3,927
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $6,416/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -71.65%
• Current HPI: 262.1991
• 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

-11.2% since first listed

9 events — show timeline

• 2026-06-04 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-13 Listed $135,000 NTREIS
• 2017-04-18 Sold (Public Records) — Public Records
• 2013-03-22 Listing Removed — NTREIS
• 2011-09-22 Listing Removed — NTREIS
• 2011-09-18 Price Changed $129,500 NTREIS
• 2010-03-19 Listed $68,500 NTREIS
• 2010-03-19 Listed $152,000 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $2,015 · -3.4% YoY. Source: county tax records.