2833 Highland Rd · Springtown, TX 76082

$159,990

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 84 Days on market

Built 2005 1.00 ac lot $75/sqft · 15% below area Est $188k · 15% under

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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 +21.9/30.0
• ARV discount +14.1/15.0
• DSCR +7.0/10.0
• 1% rule +6.7/10.0
• 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 MLS

Mobile home on 1 acre of land, ideal for an investor or handyman. Property offers strong potential to renovate and add value. Well-located with easy access to main roads, shopping, and amenities. Sold as-is.

Key facts

• 1 acre lot
• Built 2005
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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+, schools D, amenities 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.
• Market conditions: 519 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 84 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,390 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.1

CMA / ARV

• ARV (median comp): $187,555
• List price: $159,990
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Highland Rd	0.00mi	3/2.0	2,128 (0%)	0mo	$159,990	$75	100
726 Highland Cir	0.32mi	4/2.0 (+1)	2,100 (-1%)	7mo	$275,000	$131	72
117 Sunny Dale Ct	0.34mi	3/2.0	2,108 (-1%)	19mo	$298,000	$141	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,860
• Equity at exit: $23,855

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $12,396
• Equity at exit: $13,833

Cash invested: $44,797 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$327 /mo · $3,927/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $251

Break-even live

Break-even rent $1,561

Max offer price $159,990

Occupancy floor 82%

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: $39,998
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-14
   status Pending 207-char remark

   Show marketing remark (207 chars)

   Mobile home on 1 acre of land, ideal for an investor or handyman. Property offers strong potential to renovate and add value. Well-located with easy access to main roads, shopping, and amenities. Sold as-is.

2. 2026-04-07
   price $159,990 207-char remark

   Show marketing remark (207 chars)

   Mobile home on 1 acre of land, ideal for an investor or handyman. Property offers strong potential to renovate and add value. Well-located with easy access to main roads, shopping, and amenities. Sold as-is.

3. 2026-02-19
   listed $199,990 Active 207-char remark

   Show marketing remark (207 chars)

   Mobile home on 1 acre of land, ideal for an investor or handyman. Property offers strong potential to renovate and add value. Well-located with easy access to main roads, shopping, and amenities. Sold as-is.

4. 2013-11-08
   soldstatus
5. 2013-11-05
   soldstatus Closed 233-char remark

   Show marketing remark (233 chars)

   Great floor plan! 4 bedroom, 3 bath, 2 living areas! Study or nursery adjoins master bedroom. Woodburning fireplace. Huge kitchen with large island. Lots of big trees that provide privacy from the road. Two 10x 12 barns with lofts.

6. 2013-10-04
   status Pending 233-char remark

   Show marketing remark (233 chars)

   Great floor plan! 4 bedroom, 3 bath, 2 living areas! Study or nursery adjoins master bedroom. Woodburning fireplace. Huge kitchen with large island. Lots of big trees that provide privacy from the road. Two 10x 12 barns with lofts.

7. 2013-09-23
   historical Active Option Contract 233-char remark

   Show marketing remark (233 chars)

   Great floor plan! 4 bedroom, 3 bath, 2 living areas! Study or nursery adjoins master bedroom. Woodburning fireplace. Huge kitchen with large island. Lots of big trees that provide privacy from the road. Two 10x 12 barns with lofts.

8. 2013-09-04
   price $66,900 233-char remark

   Show marketing remark (233 chars)

   Great floor plan! 4 bedroom, 3 bath, 2 living areas! Study or nursery adjoins master bedroom. Woodburning fireplace. Huge kitchen with large island. Lots of big trees that provide privacy from the road. Two 10x 12 barns with lofts.

9. 2013-07-22
   listed $69,500 Active 233-char remark

   Show marketing remark (233 chars)

   Great floor plan! 4 bedroom, 3 bath, 2 living areas! Study or nursery adjoins master bedroom. Woodburning fireplace. Huge kitchen with large island. Lots of big trees that provide privacy from the road. Two 10x 12 barns with lofts.

10. 2004-11-17
    soldstatus
11. 2004-09-27
    historical
12. 2004-09-03
    listed $42,000
13. 2000-10-27
    soldstatus
14. 1999-11-04
    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: $3,927 · $327/mo
• Projected year-2 tax: $3,927 · $327/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 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $22,533
• − Mortgage interest: −$8,962
• − Property taxes: −$3,927
• − Insurance: −$800
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,654
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,866/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

+280.9% since first listed

14 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-04-07 Price Changed $159,990 NTREIS
• 2026-02-19 Listed $199,990 NTREIS
• 2013-11-08 Sold (Public Records) — Public Records
• 2013-11-05 Sold (MLS) — NTREIS
• 2013-10-04 Pending — NTREIS
• 2013-09-23 Contingent — NTREIS
• 2013-09-04 Price Changed $66,900 NTREIS
• 2013-07-22 Listed $69,500 NTREIS
• 2004-11-17 Sold (MLS) — NTREIS
• 2004-09-27 Listing Removed — NTREIS
• 2004-09-03 Listed $42,000 NTREIS
• 2000-10-27 Sold (Public Records) — Public Records
• 1999-11-04 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,927 · +8.2% YoY. Source: county tax records.