8963 Adams Cir · Weatherford, TX 76035

$79,900

2 bd · 2.0 ba · 1,148 sqft · Manufactured public records · 189 Days on market

Built 1983 0.26 ac lot $70/sqft · 30% below area Est $115k · 30% under ↓ 43% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unrestricted property with space to work, store, and grow! This 2-bedroom, 2-bath doublewide sits on a quarter-acre lot in Cresson and offers flexibility that’s getting harder to find. Inside, the split-bedroom layout gives each bedroom its own full bath, making it ideal for roommates, rentals, or added privacy. The open living and kitchen area keeps things practical and functional, while a bonus room off the kitchen adds extra usable space for an office or hobby room. Out back is a large standalone shop with electricity and built-in storage — perfect for tools, equipment, projects, or a small business setup. A covered carport and plenty of open parking space make it easy to accommodate vehicles, trailers, or a boat. With no HOA and no known restrictions, this property works for living, renting, improving, or future development. Vacant and easy to show — bring your plan and make it yours! Fix and Flip, Investor Special, Investment Opportunity, Investor Friendly, Investor Deal, Rehab Opportunity, Renovation Needed, Needs TLC, Needs Work, Handyman Special, Value Add Property, Sweat Equity, Bring Your Tools, Great Flip Potential, Great ARV Potential, High ROI Opportunity, Perfect for a Flip or Rental, Fixer Upper, As Is Sale, Priced to Sell, Under Market Value, Equity Play, Instant Equity, Below Market Pricing, Cosmetic Updates Needed, Full Rehab Needed, Renovator’s Dream

Key facts

• Split-bedroom layout
• Covered carport
• 0.26 acre lot

Tags

• SPLIT-BEDROOM LAYOUT
• OPEN LIVING AND KITCHEN AREA
• BONUS ROOM OFF THE KITCHEN
• LARGE STANDALONE SHOP
• COVERED CARPORT
• PLENTY OF OPEN PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.7% in Weatherford — 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 71/100 on livability (#289 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, health & safety D+, amenities F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 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 (-1.9%/yr); year-one equity from $552 of loan paydown is wiped out by about $1k 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 (-1.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.96% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.67%
• DSCR: 2.50
• GRM: 4.2

CMA / ARV

• ARV (median comp): $114,797
• List price: $79,900
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.38×
• Total profit: $30,942
• Equity at exit: $16,009

10-year hold

• IRR: 36.9%
• Equity multiple: 4.67×
• Total profit: $82,126
• Equity at exit: $14,153

Cash invested: $22,372 (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 76035

• Home prices YoY: -1.0%
• Active inventory: 97
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $628

Break-even live

Break-even rent $774

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $79,900 Active 189 DOM
2. 2026-06-17
   days on market $79,900 Active 188 DOM
3. 2026-06-16
   days on market $79,900 Active 187 DOM
4. 2026-06-15
   days on market $79,900 Active 186 DOM
5. 2026-06-13
   days on market $79,900 Active 184 DOM
6. 2026-06-09
   days on market $79,900 Active 180 DOM
7. 2026-06-08
   days on market $79,900 Active 179 DOM
8. 2026-06-07
   days on market $79,900 Active 178 DOM
9. 2026-06-04
   days on market $79,900 Active 175 DOM
10. 2026-06-03
    days on market $79,900 Active 174 DOM
11. 2026-06-02
    days on market $79,900 Active 173 DOM
12. 2026-06-01
    days on market $79,900 Active 172 DOM
13. 2026-05-31
    days on market $79,900 Active 171 DOM
14. 2026-04-22
    price $79,900 1416-char remark

    Show marketing remark (1416 chars)

    Unrestricted property with space to work, store, and grow! This 2-bedroom, 2-bath doublewide sits on a quarter-acre lot in Cresson and offers flexibility that’s getting harder to find. Inside, the split-bedroom layout gives each bedroom its own full bath, making it ideal for roommates, rentals, or added privacy. The open living and kitchen area keeps things practical and functional, while a bonus room off the kitchen adds extra usable space for an office or hobby room. Out back is a large standalone shop with electricity and built-in storage — perfect for tools, equipment, projects, or a small business setup. A covered carport and plenty of open parking space make it easy to accommodate vehicles, trailers, or a boat. With no HOA and no known restrictions, this property works for living, renting, improving, or future development. Vacant and easy to show — bring your plan and make it yours! Fix and Flip, Investor Special, Investment Opportunity, Investor Friendly, Investor Deal, Rehab Opportunity, Renovation Needed, Needs TLC, Needs Work, Handyman Special, Value Add Property, Sweat Equity, Bring Your Tools, Great Flip Potential, Great ARV Potential, High ROI Opportunity, Perfect for a Flip or Rental, Fixer Upper, As Is Sale, Priced to Sell, Under Market Value, Equity Play, Instant Equity, Below Market Pricing, Cosmetic Updates Needed, Full Rehab Needed, Renovator’s Dream

15. 2026-04-02
    price $84,900 1416-char remark

    Show marketing remark (1416 chars)

    Unrestricted property with space to work, store, and grow! This 2-bedroom, 2-bath doublewide sits on a quarter-acre lot in Cresson and offers flexibility that’s getting harder to find. Inside, the split-bedroom layout gives each bedroom its own full bath, making it ideal for roommates, rentals, or added privacy. The open living and kitchen area keeps things practical and functional, while a bonus room off the kitchen adds extra usable space for an office or hobby room. Out back is a large standalone shop with electricity and built-in storage — perfect for tools, equipment, projects, or a small business setup. A covered carport and plenty of open parking space make it easy to accommodate vehicles, trailers, or a boat. With no HOA and no known restrictions, this property works for living, renting, improving, or future development. Vacant and easy to show — bring your plan and make it yours! Fix and Flip, Investor Special, Investment Opportunity, Investor Friendly, Investor Deal, Rehab Opportunity, Renovation Needed, Needs TLC, Needs Work, Handyman Special, Value Add Property, Sweat Equity, Bring Your Tools, Great Flip Potential, Great ARV Potential, High ROI Opportunity, Perfect for a Flip or Rental, Fixer Upper, As Is Sale, Priced to Sell, Under Market Value, Equity Play, Instant Equity, Below Market Pricing, Cosmetic Updates Needed, Full Rehab Needed, Renovator’s Dream

16. 2026-02-07
    price $90,000 1416-char remark

    Show marketing remark (1416 chars)

    Unrestricted property with space to work, store, and grow! This 2-bedroom, 2-bath doublewide sits on a quarter-acre lot in Cresson and offers flexibility that’s getting harder to find. Inside, the split-bedroom layout gives each bedroom its own full bath, making it ideal for roommates, rentals, or added privacy. The open living and kitchen area keeps things practical and functional, while a bonus room off the kitchen adds extra usable space for an office or hobby room. Out back is a large standalone shop with electricity and built-in storage — perfect for tools, equipment, projects, or a small business setup. A covered carport and plenty of open parking space make it easy to accommodate vehicles, trailers, or a boat. With no HOA and no known restrictions, this property works for living, renting, improving, or future development. Vacant and easy to show — bring your plan and make it yours! Fix and Flip, Investor Special, Investment Opportunity, Investor Friendly, Investor Deal, Rehab Opportunity, Renovation Needed, Needs TLC, Needs Work, Handyman Special, Value Add Property, Sweat Equity, Bring Your Tools, Great Flip Potential, Great ARV Potential, High ROI Opportunity, Perfect for a Flip or Rental, Fixer Upper, As Is Sale, Priced to Sell, Under Market Value, Equity Play, Instant Equity, Below Market Pricing, Cosmetic Updates Needed, Full Rehab Needed, Renovator’s Dream

17. 2025-12-11
    listed $109,900 Active 1416-char remark

    Show marketing remark (1416 chars)

    Unrestricted property with space to work, store, and grow! This 2-bedroom, 2-bath doublewide sits on a quarter-acre lot in Cresson and offers flexibility that’s getting harder to find. Inside, the split-bedroom layout gives each bedroom its own full bath, making it ideal for roommates, rentals, or added privacy. The open living and kitchen area keeps things practical and functional, while a bonus room off the kitchen adds extra usable space for an office or hobby room. Out back is a large standalone shop with electricity and built-in storage — perfect for tools, equipment, projects, or a small business setup. A covered carport and plenty of open parking space make it easy to accommodate vehicles, trailers, or a boat. With no HOA and no known restrictions, this property works for living, renting, improving, or future development. Vacant and easy to show — bring your plan and make it yours! Fix and Flip, Investor Special, Investment Opportunity, Investor Friendly, Investor Deal, Rehab Opportunity, Renovation Needed, Needs TLC, Needs Work, Handyman Special, Value Add Property, Sweat Equity, Bring Your Tools, Great Flip Potential, Great ARV Potential, High ROI Opportunity, Perfect for a Flip or Rental, Fixer Upper, As Is Sale, Priced to Sell, Under Market Value, Equity Play, Instant Equity, Below Market Pricing, Cosmetic Updates Needed, Full Rehab Needed, Renovator’s Dream

18. 2025-10-20
    historical
19. 2025-09-17
    listed $84,900 Active
20. 2025-08-06
    historical
21. 2025-04-15
    listed $84,999 Active
22. 2025-04-11
    historical
23. 2025-03-27
    listed $84,900 Active
24. 2025-01-08
    soldstatus
25. 2024-09-11
    soldstatus
26. 2023-08-30
    soldstatus
27. 2023-08-08
    historical
28. 2023-06-12
    price $119,000
29. 2023-05-16
    listed $139,000 Active
30. 2022-04-29
    soldstatus
31. 1983-11-30
    soldstatus

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 23 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: $18,828
• − Mortgage interest: −$4,476
• − Property taxes: −$1,914
• − Insurance: −$400
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,324
• Taxable income: $6,702
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $5,924/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Weatherford

• Score: 71/100
• State rank: #289
• US rank: #6648

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

• City population: 60,150
• Population (ZIP): 3,247

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 6% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · 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: ▼ -1.87%
• Current HPI: 187.0174
• 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

-42.5% since first listed

18 events — show timeline

• 2026-04-22 Price Changed $79,900 NTREIS
• 2026-04-02 Price Changed $84,900 NTREIS
• 2026-02-07 Price Changed $90,000 NTREIS
• 2025-12-11 Listed $109,900 NTREIS
• 2025-10-20 Listing Removed — NTREIS
• 2025-09-17 Listed $84,900 NTREIS
• 2025-08-06 Listing Removed — NTREIS
• 2025-04-15 Listed $84,999 NTREIS
• 2025-04-11 Listing Removed — NTREIS
• 2025-03-27 Listed $84,900 NTREIS
• 2025-01-08 Sold (Public Records) — Public Records
• 2024-09-11 Sold (Public Records) — Public Records
• 2023-08-30 Sold (Public Records) — Public Records
• 2023-08-08 Listing Removed — NTREIS
• 2023-06-12 Price Changed $119,000 NTREIS
• 2023-05-16 Listed $139,000 NTREIS
• 2022-04-29 Sold (Public Records) — Public Records
• 1983-11-30 Sold (Public Records) — Public Records

Property tax history

+29.4%/yr

Latest (2025): $1,914 · +36.5% YoY. Source: county tax records.