8523 Angus Dr · DISH, TX 76247

$240,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 16 Days on market

Built 2005 1.00 ac lot $153/sqft · 35% below area Est $370k · 35% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS, NEWER MANUFACTURED HOME, FEATURING 3 BEDROOMS, SPLIT BEDROOM PLAN, 2 FULL BATHS, ISLAND KITCHEN, ON 1 ACRE LOT. COUNTRY LIVING WITH ELBOW ROOM. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 12-06-2009 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-748930 - BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

Key facts

• Open floor plan
• Private acre
• Expansive backyard

Tags

• PRIVATE ACRE
• UPDATED DOUBLEWIDE MOBILE HOME
• OPEN FLOOR PLAN
• EXPANSIVE BACKYARD
• CONVENIENT STORAGE SHED

Property features AI

Finance

• Other: Property located in Longhorn Meadows Ph10 subdivision; County: Denton
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Gravel parking; 6-space carport; No garage
• Security: Audio and video consent for visitors to record (surveillance devices present)
• Utilities: City water; Septic
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2005; Siding exterior; Asphalt/composition shingle roof; Pillar/post/pier foundation
• Exterior features: Acreage lot with large backyard lawn; Approximately 1.0 acre

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Dryer listed under appliances (see Laundry & utility)
• Bedrooms: Primary bedroom (level 1) with built-in cabinets, garden tub and separate vanities; Bedroom (level 1); Bedroom (level 1)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace in the living room
• Interior features: Open floorplan; Kitchen island; High-speed internet available; One living area; One dining area; Room count: 6
• Laundry & utility: Utility room (level 1); Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (5.1% below list).
• Recommended offer: $228k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,082 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute F.
• Ponder ISD (rural): math 48% / reading 49% proficiency, ranked #165 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ponder El (math 39% / reading 41%, grade F, #1,514 of 4,322 statewide, top 36%, 754 students, 44% FRL); Ponder J H (math 54% / reading 50%, grade C+, #301 of 1,662 statewide, top 19%, 381 students, 40% FRL); Ponder H S (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 505 students, 36% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 1516 active listings in the ZIP; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,646 (5.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $369,637
• List price: $240,000
• Delta: -35.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8532 Angus Dr	0.08mi	3/2.0	1,551 (-1%)	7mo	$165,000	$106	88
8500 Angus Dr	0.17mi	3/2.0	1,664 (+6%)	17mo	$249,990	$150	67
8519 Longhorn Dr	0.22mi	4/2.0 (+1)	1,680 (+7%)	14mo	$230,000	$137	61
5710 Tim Donald Rd	0.29mi	3/2.0	1,344 (-14%)	10mo	$250,000	$186	54
5104 Tim Donald Rd	0.47mi	4/2.0 (+1)	1,664 (+6%)	12mo	$244,900	$147	53
8417 Angus Dr	0.62mi	3/2.0	1,664 (+6%)	18mo	$300,000	$180	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-33,013
• Equity at exit: $35,785

10-year hold

• IRR: -10.9%
• Equity multiple: 0.43×
• Total profit: $-38,373
• Equity at exit: $20,751

Cash invested: $67,200 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1516
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$243 /mo · $2,913/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $197

Break-even live

Break-even rent $2,027

Max offer price $240,000

Occupancy floor 86%

Sensitivity live

Price	-10% $333	-5% $265	+0% $197	+5% $129	+10% $61
Rent	-10% $17	-5% $107	+0% $197	+5% $287	+10% $377
Rate	-1.0pp $318	-0.5pp $258	base $197	+0.5pp $135	+1.0pp $72

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-18
   status Pending 1529-char remark
2. 2026-05-11
   historical Active Option Contract 1529-char remark
3. 2026-05-06
   price $240,000 1529-char remark
4. 2026-04-29
   listed $250,000 Active 1529-char remark
5. 2026-04-23
   historical
6. 2026-01-23
   listed $250,000 Active
7. 2026-01-08
   soldstatus
8. 2010-01-11
   soldstatus

   Show marketing remark (409 chars)

   SPACIOUS, NEWER MANUFACTURED HOME, FEATURING 3 BEDROOMS, SPLIT BEDROOM PLAN, 2 FULL BATHS, ISLAND KITCHEN, ON 1 ACRE LOT. COUNTRY LIVING WITH ELBOW ROOM. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 12-06-2009 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-748930 - BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

9. 2010-01-11
   soldstatus

   Show marketing remark (409 chars)

   SPACIOUS, NEWER MANUFACTURED HOME, FEATURING 3 BEDROOMS, SPLIT BEDROOM PLAN, 2 FULL BATHS, ISLAND KITCHEN, ON 1 ACRE LOT. COUNTRY LIVING WITH ELBOW ROOM. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 12-06-2009 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-748930 - BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

10. 2009-12-07
    historical

    Show marketing remark (409 chars)

    SPACIOUS, NEWER MANUFACTURED HOME, FEATURING 3 BEDROOMS, SPLIT BEDROOM PLAN, 2 FULL BATHS, ISLAND KITCHEN, ON 1 ACRE LOT. COUNTRY LIVING WITH ELBOW ROOM. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 12-06-2009 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-748930 - BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

11. 2008-11-07
    listed $41,000

    Show marketing remark (409 chars)

    SPACIOUS, NEWER MANUFACTURED HOME, FEATURING 3 BEDROOMS, SPLIT BEDROOM PLAN, 2 FULL BATHS, ISLAND KITCHEN, ON 1 ACRE LOT. COUNTRY LIVING WITH ELBOW ROOM. HUD HOME TO BE SOLD AS-IS, ELECTRONIC BID DEADLINE 12-06-2009 AT 11:59 PM, PST, THEN DAILY BIDS OPEN - HUD CASE #492-748930 - BUYER TO VERIFY ALL INFORMATION. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

12. 2005-08-09
    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: $2,913 · $243/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$1,479/yr (+$123/mo · 50.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,318
• − Mortgage interest: −$13,444
• − Property taxes: −$2,913
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$6,982
• Taxable loss: −$1,592
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $2,747/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: Ponder ISD
• NCES district ID: 4835310
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $70,768
• Composite: 43.53/100
• National rank: #2987
• State rank: #165 of 826 in TX

Livability — DISH

• Score: 60/100
• State rank: #1082
• US rank: #19134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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

+485.4% since first listed

12 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-06 Price Changed $240,000 NTREIS
• 2026-04-29 Listed $250,000 NTREIS
• 2026-04-23 Listing Removed — NTREIS
• 2026-01-23 Listed $250,000 NTREIS
• 2026-01-08 Sold (Public Records) — Public Records
• 2010-01-11 Sold (Public Records) — Public Records
• 2010-01-11 Sold (MLS) — NTREIS
• 2009-12-07 Listing Removed — NTREIS
• 2008-11-07 Listed $41,000 NTREIS
• 2005-08-09 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,913 · +22.7% YoY. Source: county tax records.