Clayton - Resolution 2X Plan · Fort Worth, TX 76036

$84,405

2 bd · 2.0 ba · 1,020 sqft · Manufactured · 385 Days on market

Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Clayton Resolution 16682X offers the perfect combination of comfort, functionality, and value. This beautifully designed 2-bedroom, 2-bathroom home spans 1,020 square feet, providing a spacious feel with an efficient footprint. The open-concept layout connects the living room, dining area, and modern kitchen—complete with a center island and energy-efficient appliances—making it ideal for everyday living and entertaining. The private primary suite features a walk-in closet and a full ensuite bathroom, while the secondary bedroom is perfect for guests, a home office, or additional storage. Built with Clayton's quality craftsmanship and thoughtful design, the Resolution 16682X delivers affordable living without sacrificing style. Key Features: 2 Bedrooms / 2 Bathrooms 1,020 Sq. Ft. of Living Space Modern Kitchen with Island and Ample Cabinet Storage Primary Suite with Walk-In Closet and Private Bath Utility Room with Washer/Dryer Hookups Energy-Efficient Appliances Available in Multiple Interior Color Packages

Key facts

• Listed 384 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 3.9% in Fort Worth — 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 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.3%/yr); 1018 active listings in the ZIP; solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $74,276 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 2.09% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.18%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.28% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 2.55×
• Total profit: $36,730
• Equity at exit: $12,585

10-year hold

• IRR: 43.2%
• Equity multiple: 4.95×
• Total profit: $93,466
• Equity at exit: $7,298

Cash invested: $23,633 (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 76036

• Home prices YoY: -25.2%
• Rents YoY: 2.3%
• Active inventory: 1018
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,266/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $811

Break-even live

Break-even rent $738

Max offer price $84,405

Occupancy floor 49%

Sensitivity live

Price	-10% $869	-5% $840	+0% $811	+5% $782	+10% $753
Rent	-10% $672	-5% $741	+0% $811	+5% $881	+10% $950
Rate	-1.0pp $853	-0.5pp $832	base $811	+0.5pp $789	+1.0pp $767

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: $21,101
• Closing costs: $2,532
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $84,405 Active 385 DOM
2. 2026-06-17
   days on market $84,405 Active 384 DOM
3. 2026-06-16
   days on market $84,405 Active 383 DOM
4. 2026-06-15
   days on market $84,405 Active 382 DOM
5. 2026-06-13
   days on market $84,405 Active 380 DOM
6. 2026-06-13
   days on market $84,405 Active 379 DOM
7. 2026-06-10
   days on marketlisting id $84,405 Active 376 DOM
8. 2026-06-09
   days on market $84,405 Active 371 DOM
9. 2026-06-08
   days on market $84,405 Active 370 DOM
10. 2026-06-07
    days on market $84,405 Active 369 DOM
11. 2026-06-04
    days on market $84,405 Active 366 DOM
12. 2026-06-03
    days on market $84,405 Active 365 DOM
13. 2026-06-02
    days on market $84,405 Active 364 DOM
14. 2026-06-01
    days on market $84,405 Active 363 DOM
15. 2026-05-31
    days on market $84,405 Active 362 DOM
16. 2025-06-04
    listed $84,405 Active 1040-char remark

    Show marketing remark (1040 chars)

    The Clayton Resolution 16682X offers the perfect combination of comfort, functionality, and value. This beautifully designed 2-bedroom, 2-bathroom home spans 1,020 square feet, providing a spacious feel with an efficient footprint. The open-concept layout connects the living room, dining area, and modern kitchen—complete with a center island and energy-efficient appliances—making it ideal for everyday living and entertaining. The private primary suite features a walk-in closet and a full ensuite bathroom, while the secondary bedroom is perfect for guests, a home office, or additional storage. Built with Clayton's quality craftsmanship and thoughtful design, the Resolution 16682X delivers affordable living without sacrificing style. Key Features: 2 Bedrooms / 2 Bathrooms 1,020 Sq. Ft. of Living Space Modern Kitchen with Island and Ample Cabinet Storage Primary Suite with Walk-In Closet and Private Bath Utility Room with Washer/Dryer Hookups Energy-Efficient Appliances Available in Multiple Interior Color Packages

17. 2025-05-30
    listed $84,405 Active 1040-char remark

    Show marketing remark (1040 chars)

    The Clayton Resolution 16682X offers the perfect combination of comfort, functionality, and value. This beautifully designed 2-bedroom, 2-bathroom home spans 1,020 square feet, providing a spacious feel with an efficient footprint. The open-concept layout connects the living room, dining area, and modern kitchen—complete with a center island and energy-efficient appliances—making it ideal for everyday living and entertaining. The private primary suite features a walk-in closet and a full ensuite bathroom, while the secondary bedroom is perfect for guests, a home office, or additional storage. Built with Clayton's quality craftsmanship and thoughtful design, the Resolution 16682X delivers affordable living without sacrificing style. Key Features: 2 Bedrooms / 2 Bathrooms 1,020 Sq. Ft. of Living Space Modern Kitchen with Island and Ample Cabinet Storage Primary Suite with Walk-In Closet and Private Bath Utility Room with Washer/Dryer Hookups Energy-Efficient Appliances Available in Multiple Interior Color Packages

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,179
• − Mortgage interest: −$4,728
• − Property taxes: −$1,266
• − Insurance: −$422
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$2,455
• Taxable income: $8,919
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $7,591/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This Clayton Resolution 2X mobile home is in good condition with a modern kitchen and hardwood floors. It has potential for further improvements to increase its value, such as exterior painting and HVAC upgrades.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value.
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, attracting more tenants and buyers.
• Both Adding a smart home system — Enhances convenience and adds a modern touch, appealing to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, attracting more tenants and buyers. ↑
• Both Adding a smart home system — Enhances convenience and adds a modern touch, appealing to tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,044
• Household income: $97,973
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 584.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 28% Black 20% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.45%
• Current HPI: 238.6365
• Rent YoY: ▲ 2.28%
• 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

+0.0% since first listed

2 events — show timeline

• 2025-06-04 Listed $84,405 Zillow
• 2025-05-30 Listed $84,405 Zillow