5 Diamond Dr · Wylie, TX 75098

$73,000

3 bd · 2.0 ba · 1,292 sqft · Manufactured · 107 Days on market

Built 2016 1,296 sqft lot $57/sqft · 74% below area ↓ 9% since listing

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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 +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5 Diamond Drive in Wylie, Texas, located in the Redwood at the Lake community! This well-maintained double-wide manufactured home offers 3 spacious bedrooms and 2 full bathrooms with over 1,200 square feet of comfortable living space. The open floor plan provides a functional layout with ample natural light, generous living and dining areas, and a practical kitchen designed for everyday living. The primary suite features a private bath and plenty of closet space, while the secondary bedrooms are ideal for family, guests, or a home office. Situated within an established community, this property offers an affordable homeownership opportunity in a convenient Wylie location near shopping, dining, and major roadways. Roof was replaced Feb. 2026. Home only for sale—land is not included. Community approval and lot rent apply.

Key facts

• Open floor plan
• Ample natural light
• Private bath

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN FLOOR PLAN
• PRIVATE BATH
• AMPLE NATURAL LIGHT
• ESTABLISHED COMMUNITY
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 4.0% in Wylie — 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 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 700 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $747k (91%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.92% ✓
• Cap rate: 25.92%
• Cash-on-cash: 70.11%
• DSCR: 4.12
• GRM: 2.9

CMA / ARV

• ARV (median comp): $278,804
• List price: $73,000
• Delta: -73.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.84×
• Total profit: $58,005
• Equity at exit: $10,885

10-year hold

• IRR: 69.6%
• Equity multiple: 7.09×
• Total profit: $124,386
• Equity at exit: $6,312

Cash invested: $20,440 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 700
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$383
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,194

Break-even live

Break-even rent $622

Max offer price $73,000

Occupancy floor 39%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Alicia Ann Dr Wylie, TX	3.0	1.0–2.0	1288	$1,659	$1.29	1d	1	0.16mi
3014 Lake Terrace Dr Unit NA Wylie, TX	3.0	2.0	1783	$2,395	$1.34	43d	1	0.19mi
2814 Lake Vista Dr Wylie, TX	3.0	2.0	1588	$1,995	$1.26	24d	1	0.20mi
3008 Meadow Bluff Dr Wylie, TX	3.0	2.0	1686	$2,300	$1.36	24d	1	0.34mi
3013 Meadow Bluff Dr Wylie, TX	3.0	2.0	1686	$1,925	$1.14	7d	1	0.34mi
3236 Patrick St Wylie, TX	3.0	2.5	1670	$2,300	$1.38	5d	1	0.54mi
138 Kathlyn Ln Unit A Rowlett, TX	3.0	2.0	1100	$1,195	$1.09	17d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $73,000 Active 107 DOM
2. 2026-06-17
   days on market $73,000 Active 106 DOM
3. 2026-06-16
   days on market $73,000 Active 105 DOM
4. 2026-06-15
   days on market $73,000 Active 104 DOM
5. 2026-06-13
   days on market $73,000 Active 102 DOM
6. 2026-06-09
   days on market $73,000 Active 98 DOM
7. 2026-06-08
   days on market $73,000 Active 97 DOM
8. 2026-06-07
   days on market $73,000 Active 96 DOM
9. 2026-06-04
   days on market $73,000 Active 93 DOM
10. 2026-06-03
    days on market $73,000 Active 92 DOM
11. 2026-06-02
    days on market $73,000 Active 91 DOM
12. 2026-06-01
    days on market $73,000 Active 90 DOM
13. 2026-05-31
    days on market $73,000 Active 89 DOM
14. 2026-03-15
    price $77,000 847-char remark

    Show marketing remark (847 chars)

    Welcome to 5 Diamond Drive in Wylie, Texas, located in the Redwood at the Lake community! This well-maintained double-wide manufactured home offers 3 spacious bedrooms and 2 full bathrooms with over 1,200 square feet of comfortable living space. The open floor plan provides a functional layout with ample natural light, generous living and dining areas, and a practical kitchen designed for everyday living. The primary suite features a private bath and plenty of closet space, while the secondary bedrooms are ideal for family, guests, or a home office. Situated within an established community, this property offers an affordable homeownership opportunity in a convenient Wylie location near shopping, dining, and major roadways. Roof was replaced Feb. 2026. Home only for sale—land is not included. Community approval and lot rent apply.

15. 2026-03-03
    price $82,000 847-char remark

    Show marketing remark (847 chars)

    Welcome to 5 Diamond Drive in Wylie, Texas, located in the Redwood at the Lake community! This well-maintained double-wide manufactured home offers 3 spacious bedrooms and 2 full bathrooms with over 1,200 square feet of comfortable living space. The open floor plan provides a functional layout with ample natural light, generous living and dining areas, and a practical kitchen designed for everyday living. The primary suite features a private bath and plenty of closet space, while the secondary bedrooms are ideal for family, guests, or a home office. Situated within an established community, this property offers an affordable homeownership opportunity in a convenient Wylie location near shopping, dining, and major roadways. Roof was replaced Feb. 2026. Home only for sale—land is not included. Community approval and lot rent apply.

16. 2026-03-03
    listed $820,000 Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to 5 Diamond Drive in Wylie, Texas, located in the Redwood at the Lake community! This well-maintained double-wide manufactured home offers 3 spacious bedrooms and 2 full bathrooms with over 1,200 square feet of comfortable living space. The open floor plan provides a functional layout with ample natural light, generous living and dining areas, and a practical kitchen designed for everyday living. The primary suite features a private bath and plenty of closet space, while the secondary bedrooms are ideal for family, guests, or a home office. Situated within an established community, this property offers an affordable homeownership opportunity in a convenient Wylie location near shopping, dining, and major roadways. Roof was replaced Feb. 2026. Home only for sale—land is not included. Community approval and lot rent apply.

17. 2026-03-01
    historical
18. 2026-02-14
    price $82,000
19. 2026-01-19
    listed $85,000 Active

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$401/yr (+$33/mo · 42.8%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,601
• − Mortgage interest: −$4,089
• − Property taxes: −$935
• − Insurance: −$365
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$2,124
• Taxable income: $13,992
• Est. tax owed @ 24.0%: −$3,358
• After-tax cash flow: $10,973/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

-9.4% since first listed

6 events — show timeline

• 2026-03-15 Price Changed $77,000 NTREIS
• 2026-03-03 Price Changed $82,000 NTREIS
• 2026-03-03 Listed $820,000 NTREIS
• 2026-03-01 Listing Removed — NTREIS
• 2026-02-14 Price Changed $82,000 NTREIS
• 2026-01-19 Listed $85,000 NTREIS

Property tax history

-4.8%/yr

Latest (2025): $935 · +0.6% YoY. Source: county tax records.