350 County Road 4905 · Trenton, TX 75490

$199,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 157 Days on market

Built 2021 1.02 ac lot ↓ 16% since listing

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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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

Key facts

• Open floor plan
• Generous storage
• Kitchen island

Tags

• OPEN FLOOR PLAN
• SPACIOUS FAMILY ROOM
• KITCHEN ISLAND
• BREAKFAST BAR
• DEDICATED UTILITY ROOM
• GENEROUS STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.7% in Trenton — 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 59/100 on livability (#1,108 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, crime D, amenities F.
• Trenton ISD (rural): math 27% / reading 43% proficiency, ranked #483 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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. 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?
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: 1.01% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $119,729
• Equity at exit: $179,275

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $343,788
• Equity at exit: $386,613

Cash invested: $55,720 (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 75490

• Home prices YoY: 5.6%
• Active inventory: 165
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $177

Break-even live

Break-even rent $1,775

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $290	-5% $234	+0% $177	+5% $121	+10% $65
Rent	-10% $19	-5% $98	+0% $177	+5% $256	+10% $335
Rate	-1.0pp $278	-0.5pp $228	base $177	+0.5pp $126	+1.0pp $73

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Sunnyside Dr Unit B Trenton, TX	3.0	3.5	1673	$2,000	$1.20	0d	1	0.55mi

Listing history 21 events

1. 2026-06-21
   days on market $199,000 Active 157 DOM
2. 2026-06-18
   days on market $199,000 Active 154 DOM
3. 2026-06-17
   days on market $199,000 Active 153 DOM
4. 2026-06-16
   days on market $199,000 Active 152 DOM
5. 2026-06-15
   pricedays on market $199,000 Active 151 DOM
6. 2026-06-13
   days on market $204,000 Active 149 DOM
7. 2026-06-09
   days on market $204,000 Active 145 DOM
8. 2026-06-08
   days on market $204,000 Active 144 DOM
9. 2026-06-07
   days on market $204,000 Active 143 DOM
10. 2026-06-04
    days on market $204,000 Active 140 DOM
11. 2026-06-03
    days on market $204,000 Active 139 DOM
12. 2026-06-02
    days on market $204,000 Active 138 DOM
13. 2026-06-01
    days on market $204,000 Active 137 DOM
14. 2026-05-31
    days on market $204,000 Active 136 DOM
15. 2026-05-13
    price $209,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

16. 2026-04-28
    price $214,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

17. 2026-04-12
    price $224,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

18. 2026-03-26
    price $234,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

19. 2026-03-13
    price $239,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

20. 2026-02-06
    price $244,000 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

21. 2026-01-15
    listed $249,000 Active 879-char remark

    Show marketing remark (879 chars)

    Well-maintained Clayton 4-bedroom, 2-bath doublewide home set on over an acre in Trenton, TX, offering peaceful views of a wide open pasture directly in front. The open floor plan features a spacious family room that flows into the kitchen and dining area, creating a bright and inviting layout. The kitchen includes an island and breakfast bar with ample counter space, ideal for everyday living or entertaining. The split-bedroom design provides added privacy, with the primary suite featuring double sinks in the bathroom. Additional highlights include a dedicated utility room, generous storage throughout, and an outbuilding ideal for extra storage or equipment. Enjoy quiet country living with room to spread out while still offering convenient access to the DFW metroplex. This property qualifies for all loan types, making it a great option for a wide range of buyers.

ⓘ 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: $3,313 · $276/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$329/yr (+$27/mo · 9.9%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$11,147
• − Property taxes: −$3,313
• − Insurance: −$995
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,789
• Taxable loss: −$1,084
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $2,389/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: Trenton ISD
• NCES district ID: 4843140
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,383
• Composite: 31.38/100
• National rank: #5993
• State rank: #483 of 826 in TX

Livability — Trenton

• Score: 59/100
• State rank: #1108
• US rank: #19614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,024

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 301.2127
• 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

-16.1% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $209,000 NTREIS
• 2026-04-28 Price Changed $214,000 NTREIS
• 2026-04-12 Price Changed $224,000 NTREIS
• 2026-03-26 Price Changed $234,000 NTREIS
• 2026-03-13 Price Changed $239,000 NTREIS
• 2026-02-06 Price Changed $244,000 NTREIS
• 2026-01-15 Listed $249,000 NTREIS

Property tax history

+22.7%/yr

Latest (2025): $3,313 · +4.3% YoY. Source: county tax records.