220 N Houston St · Edgewood, TX 75117

$150,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 135 Days on market

Built 1996 5,968 sqft lot ↓ 14% 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).

• Cash flow +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-cared-for manufactured home in town, perfectly situated across from Edgewood Heritage Park and within easy walking distance to local parks, shops, and dining in desirable Edgewood ISD. Inside, you will love the open concept layout that seamlessly connects the living, dining, and kitchen areas, ideal for everyday living or entertaining. Built-ins in the living room are perfect for your TV and decor. The kitchen features a counter-height island that doubles as a breakfast bar, offering extra seating and prep space. The split master suite provides privacy and comfort, complete with a walk-in closet and a relaxing bath that includes a soaker tub and separate shower. Two additional bedrooms

Key facts

• Split master suite
• Walk-in closet
• 20x20 shop

Tags

• OPEN CONCEPT LAYOUT
• BUILT-INS IN LIVING ROOM
• COUNTER-HEIGHT ISLAND
• SPLIT MASTER SUITE
• WALK-IN CLOSET
• 20X20 SHOP

Property features AI

Finance

• Other: Development restrictions on the property
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Carport with 2 spaces; Covered parking for 4 vehicles; Driveway; 2-car garage with automatic door (approx. 20' x 20'); Additional parking; Concrete surfaces; Garage faces side
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Property attached: Yes
• Construction: Built in 1996; Aluminum siding; Metal roof
• Exterior features: Chain link fence; Covered patio/porch; Few trees; Storage building; Workshop with electricity

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 with ensuite bath and garden tub
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Eat-in kitchen; Kitchen island; Walk-in closet(s); Built-in cabinets
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.8% in Edgewood — 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 73/100 on livability (#214 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Edgewood ISD (rural): math 36% / reading 47% proficiency, ranked #358 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edgewood El (272 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 54 units permitted in Van Zandt 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 $4k of value loss. Plan a longer hold.
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,480
• Equity at exit: $22,365

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $13,097
• Equity at exit: $12,969

Cash invested: $42,000 (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 75117

• Home prices YoY: -14.2%
• Active inventory: 83
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$206 /mo · $2,478/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $248

Break-even live

Break-even rent $1,336

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $333	-5% $290	+0% $248	+5% $205	+10% $163
Rent	-10% $118	-5% $183	+0% $248	+5% $313	+10% $378
Rate	-1.0pp $323	-0.5pp $286	base $248	+0.5pp $209	+1.0pp $170

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 N Main St Edgewood, TX	3.0	2.0	1200	$1,650	$1.38	13d	1	0.07mi
304 N Main St Edgewood, TX	3.0	2.0	1200	$1,650	$1.38	8d	1	0.07mi

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 135 DOM
2. 2026-06-21
   days on market $150,000 Active 134 DOM
3. 2026-06-18
   days on market $150,000 Active 132 DOM
4. 2026-06-17
   days on market $150,000 Active 131 DOM
5. 2026-06-16
   days on market $150,000 Active 130 DOM
6. 2026-06-15
   days on market $150,000 Active 129 DOM
7. 2026-06-13
   days on market $150,000 Active 127 DOM
8. 2026-06-12
   days on market $150,000 Active 126 DOM
9. 2026-06-09
   days on market $150,000 Active 123 DOM
10. 2026-06-08
    days on market $150,000 Active 122 DOM
11. 2026-06-08
    days on market $150,000 Active 121 DOM
12. 2026-06-05
    days on market $150,000 Active 119 DOM
13. 2026-06-03
    days on market $150,000 Active 117 DOM
14. 2026-06-02
    days on market $150,000 Active 116 DOM
15. 2026-06-01
    days on market $150,000 Active 115 DOM
16. 2026-05-31
    days on market $150,000 Active 114 DOM
17. 2026-03-30
    price $150,000
18. 2026-03-03
    status Active
19. 2026-02-26
    historical Active Option Contract
20. 2026-02-06
    listed $175,000 Active
21. 2017-03-30
    soldstatus
22. 1996-09-27
    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: $2,478 · $206/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$267/yr (+$22/mo · 10.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,402
• − Property taxes: −$2,478
• − Insurance: −$750
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,364
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,822/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: Edgewood ISD
• NCES district ID: 4818120
• Math proficiency: 36% ▼ -19.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $47,270
• Composite: 35.43/100
• National rank: #4936
• State rank: #358 of 826 in TX

Livability — Edgewood

• Score: 73/100
• State rank: #214
• US rank: #5300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, TX
• Population (ZIP): 5,005

Population outlook (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Scotch-Irish 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2%

Political lean MEDSL · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.32%
• Current HPI: 219.8908
• 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

-14.3% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $150,000 NTREIS
• 2026-03-03 Relisted — NTREIS
• 2026-02-26 Contingent — NTREIS
• 2026-02-06 Listed $175,000 NTREIS
• 2017-03-30 Sold (Public Records) — Public Records
• 1996-09-27 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,478 · +1.4% YoY. Source: county tax records.