106 Palamino Dr · Sanger, TX 76266

$40,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 1 Days on market

Built 1998

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1216 square foot mobile / manufactured home has 3 bedrooms and 2.0 bathrooms. This home is located at 106 Palamino Dr, Sanger, TX 76266.

Key facts

• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

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 $40k).
• Cap rate 42.1% vs local median 3.6% in Sanger — 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 62/100 on livability (#958 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sanger ISD (rural): math 38% / reading 47% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 327 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $40,000

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. 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?
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: 4.52% ✓
• Cap rate: 42.08%
• Cash-on-cash: 127.82%
• DSCR: 6.69
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.57% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.82×
• Total profit: $65,191
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 13.30×
• Total profit: $137,757
• Equity at exit: $3,458

Cash invested: $11,200 (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 76266

• Home prices YoY: -18.2%
• Rents YoY: 0.6%
• Active inventory: 327
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$210
• Tax from tax record: −$8 /mo · $95/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $1,193

Break-even live

Break-even rent $297

Max offer price $40,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,216	-5% $1,204	+0% $1,193	+5% $1,182	+10% $1,170
Rent	-10% $1,050	-5% $1,122	+0% $1,193	+5% $1,264	+10% $1,336
Rate	-1.0pp $1,213	-0.5pp $1,203	base $1,193	+0.5pp $1,183	+1.0pp $1,172

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Preston Dr Unit PREST102 Sanger, TX	3.0	2.0	1140	$1,479	$1.30	25d	1	0.03mi
119 Ponderosa Way Unit POND119 Sanger, TX	3.0	2.0	1152	$1,549	$1.34	44d	1	0.14mi
134 Ponderosa Way Unit POND134 Sanger, TX	3.0	2.0	1216	$1,549	$1.27	25d	1	0.15mi
821 Vernon Ct Sanger, TX	3.0	1.0	1077	$1,800	$1.67	4d	1	0.30mi
1806 Sand Stone Dr Sanger, TX	3.0	2.0	1474	$2,100	$1.42	25d	1	0.35mi
114 Southmanor Ct Sanger, TX	3.0	1.0	1200	$1,675	$1.40	13d	1	0.39mi
202 Carolyn Dr Sanger, TX	3.0	2.0	1265	$1,581	$1.25	8d	1	0.46mi
2012 Benjamin Dr Sanger, TX	3.0	2.0	1218	$2,095	$1.72	44d	1	0.52mi
2029 Laney Dr Sanger, TX	3.0	2.0	1213	$2,000	$1.65	4d	1	0.62mi
204 Hillcrest St Sanger, TX	3.0	2.0	1302	$1,875	$1.44	44d	1	0.70mi
101 Hillcrest St Sanger, TX	4.0	2.0	1093	$2,195	$2.01	0d	1	0.74mi
140 Ringneck Dr Sanger, TX	3.0	2.0	1466	$1,785	$1.22	21d	1	0.81mi
1102 First St Sanger, TX	3.0	2.0	1386	$1,999	$1.44	3d	1	1.05mi
203 W Willow St Sanger, TX	3.0	1.0	1135	$1,650	$1.45	13d	1	1.10mi
105 S 3rd St Sanger, TX	3.0	1.0	960	$1,550	$1.61	25d	1	1.10mi
2014 Jackson LN Sanger, TX	1.0–3.0	1.0–2.0	1136	$2,428	$2.14	0d	40	1.35mi
909 N 6th St Sanger, TX	3.0	2.0	1200	$1,800	$1.50	13d	1	1.41mi

Listing history 1 events

1. 2026-05-26
   listed $40,000 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: $95 · $8/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: +$637/yr (+$53/mo · 673.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,681
• − Mortgage interest: −$2,241
• − Property taxes: −$95
• − Insurance: −$200
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$1,164
• Taxable income: $14,513
• Est. tax owed @ 24.0%: −$3,483
• After-tax cash flow: $10,833/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: Sanger ISD
• NCES district ID: 4839180
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $62,803
• Composite: 37.76/100
• National rank: #4349
• State rank: #281 of 826 in TX

Livability — Sanger

• Score: 62/100
• State rank: #958
• US rank: #16973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanger, TX
• County: Denton County · 901,654 people
• City population: 18,155
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,155
• Household income: $99,425
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 325.0

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 18% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -63.07%
• Current HPI: 284.2146
• Rent YoY: ▲ 0.57%
• 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

1 event — show timeline

• 2026-05-26 Listed $40,000 FSBO.com

Property tax history

-6.6%/yr

Latest (2022): $95 · -2.3% YoY. Source: county tax records.