116 Langham Dr · Aledo, TX 76008

$29,500

2 bd · 1.0 ba · 616 sqft · Manufactured public records · 243 Days on market

Built 2001 $48/sqft · 84% below area ↓ 31% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

We purchased this mobile home five years ago for all the right reasons for someone that needed a home, but maybe our financial wisdom was lacking. We now want to sell it. The mobile home is in Aledo Mobile Home Park. It is clean and in excellent condition with new paint. It is 650 square feet with a large kitchen, dining and living room area; two bedrooms, 1 bath and a utility room. It comes with a refrigerator, a washer/dryer, a lawnmower and two window air conditioners. It also has a covered gated front porch, a nice yard and several trees. We are asking for $29500 and will accept owner finance with $5,000 down and 5 years (50 months) at 6% interest so the monthly payment would be $473.65. The mobile home parks fee of $721 + water would bring a monthly payments to be around $1200 per month. Buyer would need to provide electricity and property taxes and insurance. This would be a bargain for a young couple or single parent with a child that they want to attend Aledo ISD. Or two roommates working nearby. Not sure youll find anywhere else that you can live with two bedrooms and a yard such a low price! And in five years, your monthly payment would drop by the loan amolunt and just include lot payment, tax and electric. On the other hand have you been wishing for a SHE SHED, or a GUEST HOUSE, or a STORAGE UNIT, or a HUNTING CABIN, then this might be just what youre looking for. This mobile home can be moved. I've talked to a mover from Jacksborough and he said he could move it to just about anywhere in Parker County or the surrounding area for $5500 to $6000. This unit would be perfect sitting on your land, and well sell it to you for $29,500.

Key facts

• Built 2001
• Listed 243 days

🏷️ Possibly a rental listed for sale. The $29,500 price doesn't fit this home's estimated sale value (~$188,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.8% vs local median 2.9% in Aledo — 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 71/100 on livability (#328 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 826 active listings in the ZIP; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).
• This rent is only 12% of the median local income ($168k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.51% ✓
• Cap rate: 50.77%
• Cash-on-cash: 158.86%
• DSCR: 8.07
• GRM: 1.5

CMA / ARV

• ARV (median comp): $188,960
• List price: $29,500
• Delta: -84.39%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.02×
• Total profit: $66,231
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 19.53×
• Total profit: $153,052
• Equity at exit: $2,551

Cash invested: $8,260 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 826
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $1,093

Break-even live

Break-even rent $240

Max offer price $29,500

Occupancy floor 28%

Sensitivity live

Price	-10% $1,110	-5% $1,102	+0% $1,093	+5% $1,085	+10% $1,077
Rent	-10% $965	-5% $1,029	+0% $1,093	+5% $1,158	+10% $1,222
Rate	-1.0pp $1,108	-0.5pp $1,101	base $1,093	+0.5pp $1,086	+1.0pp $1,078

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $29,500 Active 243 DOM
2. 2026-06-18
   days on market $29,500 Active 240 DOM
3. 2026-06-17
   days on market $29,500 Active 239 DOM
4. 2026-06-16
   days on market $29,500 Active 238 DOM
5. 2026-06-15
   days on market $29,500 Active 237 DOM
6. 2026-06-13
   days on market $29,500 Active 235 DOM
7. 2026-06-09
   days on market $29,500 Active 231 DOM
8. 2026-06-08
   days on market $29,500 Active 230 DOM
9. 2026-06-07
   days on market $29,500 Active 229 DOM
10. 2026-06-04
    days on market $29,500 Active 226 DOM
11. 2026-06-03
    days on market $29,500 Active 225 DOM
12. 2026-06-02
    days on market $29,500 Active 224 DOM
13. 2026-06-01
    days on market $29,500 Active 223 DOM
14. 2026-05-31
    days on market $29,500 Active 222 DOM
15. 2026-02-15
    price $29,500 1670-char remark

    Show marketing remark (1670 chars)

    We purchased this mobile home five years ago for all the right reasons for someone that needed a home, but maybe our financial wisdom was lacking. We now want to sell it. The mobile home is in Aledo Mobile Home Park. It is clean and in excellent condition with new paint. It is 650 square feet with a large kitchen, dining and living room area; two bedrooms, 1 bath and a utility room. It comes with a refrigerator, a washer/dryer, a lawnmower and two window air conditioners. It also has a covered gated front porch, a nice yard and several trees. We are asking for $29500 and will accept owner finance with $5,000 down and 5 years (50 months) at 6% interest so the monthly payment would be $473.65. The mobile home parks fee of $721 + water would bring a monthly payments to be around $1200 per month. Buyer would need to provide electricity and property taxes and insurance. This would be a bargain for a young couple or single parent with a child that they want to attend Aledo ISD. Or two roommates working nearby. Not sure youll find anywhere else that you can live with two bedrooms and a yard such a low price! And in five years, your monthly payment would drop by the loan amolunt and just include lot payment, tax and electric. On the other hand have you been wishing for a SHE SHED, or a GUEST HOUSE, or a STORAGE UNIT, or a HUNTING CABIN, then this might be just what youre looking for. This mobile home can be moved. I've talked to a mover from Jacksborough and he said he could move it to just about anywhere in Parker County or the surrounding area for $5500 to $6000. This unit would be perfect sitting on your land, and well sell it to you for $29,500.

16. 2025-12-24
    price $35,000 1670-char remark

    Show marketing remark (1670 chars)

    We purchased this mobile home five years ago for all the right reasons for someone that needed a home, but maybe our financial wisdom was lacking. We now want to sell it. The mobile home is in Aledo Mobile Home Park. It is clean and in excellent condition with new paint. It is 650 square feet with a large kitchen, dining and living room area; two bedrooms, 1 bath and a utility room. It comes with a refrigerator, a washer/dryer, a lawnmower and two window air conditioners. It also has a covered gated front porch, a nice yard and several trees. We are asking for $29500 and will accept owner finance with $5,000 down and 5 years (50 months) at 6% interest so the monthly payment would be $473.65. The mobile home parks fee of $721 + water would bring a monthly payments to be around $1200 per month. Buyer would need to provide electricity and property taxes and insurance. This would be a bargain for a young couple or single parent with a child that they want to attend Aledo ISD. Or two roommates working nearby. Not sure youll find anywhere else that you can live with two bedrooms and a yard such a low price! And in five years, your monthly payment would drop by the loan amolunt and just include lot payment, tax and electric. On the other hand have you been wishing for a SHE SHED, or a GUEST HOUSE, or a STORAGE UNIT, or a HUNTING CABIN, then this might be just what youre looking for. This mobile home can be moved. I've talked to a mover from Jacksborough and he said he could move it to just about anywhere in Parker County or the surrounding area for $5500 to $6000. This unit would be perfect sitting on your land, and well sell it to you for $29,500.

17. 2025-10-21
    listed $43,000 Active 1670-char remark

    Show marketing remark (1670 chars)

    We purchased this mobile home five years ago for all the right reasons for someone that needed a home, but maybe our financial wisdom was lacking. We now want to sell it. The mobile home is in Aledo Mobile Home Park. It is clean and in excellent condition with new paint. It is 650 square feet with a large kitchen, dining and living room area; two bedrooms, 1 bath and a utility room. It comes with a refrigerator, a washer/dryer, a lawnmower and two window air conditioners. It also has a covered gated front porch, a nice yard and several trees. We are asking for $29500 and will accept owner finance with $5,000 down and 5 years (50 months) at 6% interest so the monthly payment would be $473.65. The mobile home parks fee of $721 + water would bring a monthly payments to be around $1200 per month. Buyer would need to provide electricity and property taxes and insurance. This would be a bargain for a young couple or single parent with a child that they want to attend Aledo ISD. Or two roommates working nearby. Not sure youll find anywhere else that you can live with two bedrooms and a yard such a low price! And in five years, your monthly payment would drop by the loan amolunt and just include lot payment, tax and electric. On the other hand have you been wishing for a SHE SHED, or a GUEST HOUSE, or a STORAGE UNIT, or a HUNTING CABIN, then this might be just what youre looking for. This mobile home can be moved. I've talked to a mover from Jacksborough and he said he could move it to just about anywhere in Parker County or the surrounding area for $5500 to $6000. This unit would be perfect sitting on your land, and well sell it to you for $29,500.

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$268/yr (+$22/mo · 98.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,490
• − Mortgage interest: −$1,652
• − Property taxes: −$272
• − Insurance: −$148
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$858
• Taxable income: $13,442
• Est. tax owed @ 24.0%: −$3,226
• After-tax cash flow: $9,896/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 of 826 in TX

Livability — Aledo

• Score: 71/100
• State rank: #328
• US rank: #7200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aledo, TX
• County: Parker County · 144,797 people
• City population: 25,165
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

-31.4% since first listed

3 events — show timeline

• 2026-02-15 Price Changed $29,500 ForSaleByOwner.com
• 2025-12-24 Price Changed $35,000 ForSaleByOwner.com
• 2025-10-21 Listed $43,000 ForSaleByOwner.com

Property tax history

+0.0%/yr

Latest (2011): $272 · +0.2% YoY. Source: county tax records.