2722 Denver Rd · Sunset, TX 76270

$199,999

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 191 Days on market

Built 2010 1.00 ac lot $128/sqft · 25% below area Est $267k · 25% under ↓ 12% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +4.5/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

Key facts

• Quiet rural setting
• Natural light
• New appliances

Tags

• ONE ACRE
• NEW APPLIANCES
• OUTDOOR LIVING
• QUIET RURAL SETTING
• NATURAL LIGHT
• COMFORTABLE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.5% below list).
• Recommended offer: $167k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.4% in Sunset — 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 63/100 on livability (#837 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Bowie ISD (town): math 34% / reading 41% proficiency, ranked #469 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie Int (math 41% / reading 39%, grade F, #1,514 of 4,322 statewide, top 36%, 362 students, 60% FRL); Bowie J H (math 34% / reading 40%, grade F, #756 of 1,662 statewide, top 47%, 362 students, 53% FRL); Bowie H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 498 students, 44% FRL).
• Market conditions: 83 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,051 (16.5% below list)

Questions for the listing agent

1. 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?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $266,576
• List price: $199,999
• Delta: -24.97%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.72×
• Total profit: $-15,604
• Equity at exit: $48,041

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $2,030
• Equity at exit: $50,246

Cash invested: $56,000 (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 76270

• Home prices YoY: -0.4%
• Active inventory: 83
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$192 /mo · $2,310/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-5

Break-even live

Break-even rent $1,677

Max offer price $199,132

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $52	+0% $-5	+5% $-62	+10% $-118
Rent	-10% $-137	-5% $-71	+0% $-5	+5% $61	+10% $127
Rate	-1.0pp $96	-0.5pp $46	base $-5	+0.5pp $-57	+1.0pp $-109

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $199,999 Active 191 DOM
2. 2026-06-21
   days on market $199,999 Active 190 DOM
3. 2026-06-18
   days on market $199,999 Active 188 DOM
4. 2026-06-17
   days on market $199,999 Active 187 DOM
5. 2026-06-16
   days on market $199,999 Active 186 DOM
6. 2026-06-15
   days on market $199,999 Active 185 DOM
7. 2026-06-13
   days on market $199,999 Active 183 DOM
8. 2026-06-12
   days on market $199,999 Active 182 DOM
9. 2026-06-09
   days on market $199,999 Active 179 DOM
10. 2026-06-08
    days on market $199,999 Active 178 DOM
11. 2026-06-08
    days on market $199,999 Active 177 DOM
12. 2026-06-07
    days on market $199,999 Active 176 DOM
13. 2026-06-03
    days on market $199,999 Active 173 DOM
14. 2026-06-02
    days on market $199,999 Active 172 DOM
15. 2026-06-01
    days on market $199,999 Active 171 DOM
16. 2026-05-31
    days on market $199,999 Active 170 DOM
17. 2026-04-17
    price $199,999 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

18. 2026-03-31
    price $216,000 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

19. 2026-02-27
    price $219,500 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

20. 2026-02-06
    price $221,600 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

21. 2025-12-12
    listed $226,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Welcome to 2722 Denver Rd. in the peaceful community of Sunset, Texas. A 3-bedroom 2-bath manufactured home on one acre that was renovated in 2023 to include new appliances! This charming property offers the perfect blend of small-town tranquility and everyday convenience, making it an ideal place to call home. Situated on one acre, the home provides ample space to enjoy outdoor living, entertaining, or simply relaxing in a quiet rural setting.Inside, you’ll find a functional and inviting layout filled with natural light and comfortable living spaces designed for both daily living and hosting guests. The property offers flexibility for a variety of lifestyles—whether you’re a first-time buyer, downsizing, or seeking a property with room to grow. Enjoy the privacy and slower pace of Sunset while remaining within easy reach of nearby towns, schools, and major roadways. With its appealing setting and strong potential, this home is a wonderful opportunity for buyers looking to enjoy Texas living at its best. Don’t miss your chance to make this property your own—schedule a showing today!

22. 2023-06-13
    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: $2,310 · $192/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$1,350/yr (+$113/mo · 58.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,046
• − Mortgage interest: −$11,203
• − Property taxes: −$2,310
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,818
• Taxable loss: −$3,492
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $779/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: Bowie ISD
• NCES district ID: 4810990
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $45,720
• Composite: 31.99/100
• National rank: #5836
• State rank: #469 of 826 in TX

Livability — Sunset

• Score: 63/100
• State rank: #837
• US rank: #15083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,252
• Population (ZIP): 2,252

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 4% Serbian 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 248.7938
• 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

-11.5% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $199,999 NTREIS
• 2026-03-31 Price Changed $216,000 NTREIS
• 2026-02-27 Price Changed $219,500 NTREIS
• 2026-02-06 Price Changed $221,600 NTREIS
• 2025-12-12 Listed $226,000 NTREIS
• 2023-06-13 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,310 · +0.0% YoY. Source: county tax records.