10471 Sunny Meadows Blvd

Tyler, TX 75708

$44,000D

1 bd · 1.0 ba · 480 sqft · Built 2026 · Manufactured · Active · 47 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $945/mo
• Mortgage (P&I): −$231
• Tax + insurance: −$73
• HOA: −$595
• Vac / Maint / Mgmt: −$198
• Net cashflow: $-152/mo
• Annual: $-1,830/yr
• Cap rate: 2.13%
• Cash-on-cash: -14.85%
• DSCR: 0.34
• 1% rule: 2.15%
• Cash to close: $12,320

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $44k. Condition is rated good.
• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $22k (50.1% below list).
• Meets the 1% rule at list price ($945 rent vs $44k).
• It's been on market 47 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $22k (50.1% below list) — sets the bar for cash-flow.
• In year one you build about $2k of equity ($304 loan paydown + $2k appreciation (5.0% local appreciation)).
• Location reads 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, commute F.
• Winona ISD (rural): math 32% / reading 35% proficiency, ranked #539 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winona El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 565 students, 90% FRL); Winona Middle (math 42% / reading 41%, grade F, #595 of 1,662 statewide, top 37%, 251 students, 87% FRL); Winona H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 288 students, 80% FRL) — zoned schools average 86% FRL vs 56% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: HOA is 63% of rent.
• Market conditions: 67 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Climate carrying-cost: moderate flood risk; major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 2.1% vs local median 3.5% in Tyler — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 47 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.