220 Country Side Ct · Springtown, TX 76082

$160,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 22 Days on market

Built 2007 1.34 ac lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

Key facts

• Covered front porch
• Mature oak trees
• Quiet cul-de-sac

Tags

• 1.34-ACRE PROPERTY
• QUIET CUL-DE-SAC
• MATURE OAK TREES
• WIDE-OPEN SPACE
• COVERED FRONT PORCH
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.4% in Springtown — 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 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 674 students, 60% FRL).
• Market conditions: 528 active listings in the ZIP; solid renter incomes; 437 units permitted in Parker 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 $5k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.41
• GRM: 7.7

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,970
• Equity at exit: $23,857

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $16,225
• Equity at exit: $13,834

Cash invested: $44,800 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 528
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $282

Break-even live

Break-even rent $1,378

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $372	-5% $327	+0% $282	+5% $236	+10% $191
Rent	-10% $145	-5% $213	+0% $282	+5% $350	+10% $419
Rate	-1.0pp $362	-0.5pp $322	base $282	+0.5pp $240	+1.0pp $198

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-24
   soldstatus
2. 2026-03-22
   status Pending
3. 2026-03-11
   historical Active Option Contract
4. 2026-02-28
   listed $160,000 Active
5. 2012-06-28
   soldstatus
6. 2012-03-26
   historical 290-char remark

   Show marketing remark (290 chars)

   Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

7. 2012-03-26
   soldstatus

   Show marketing remark (290 chars)

   Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

8. 2012-03-22
   soldstatus Closed 290-char remark

   Show marketing remark (290 chars)

   Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

9. 2012-02-07
   status Pending 290-char remark

   Show marketing remark (290 chars)

   Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

10. 2012-01-09
    listed $20,000 Active 290-char remark

    Show marketing remark (290 chars)

    Single wide mobile home on 1.3 acres of land. Property is fenced with gated entry. Located at end of a cul-de-sac for privacy. Home has great living space. Kitchen has a breakfast bar and many cabinets for storage. Home needs new flooring and some TLC. HUD #492-790937. Being offered as is.

11. 2007-12-10
    soldstatus
12. 2007-10-30
    soldstatus
13. 2007-09-28
    historical
14. 2007-08-02
    listed $25,000
15. 2006-06-20
    soldstatus
16. 2001-06-21
    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: $1,393 · $116/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,535/yr (+$128/mo · 110.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,810
• − Mortgage interest: −$8,962
• − Property taxes: −$1,393
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,655
• Taxable income: $873
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,171/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -71.65%
• Current HPI: 262.1991
• Rent YoY: —
• 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

+540.0% since first listed

16 events — show timeline

• 2026-04-24 Sold (Public Records) — Public Records
• 2026-03-22 Pending — NTREIS
• 2026-03-11 Contingent — NTREIS
• 2026-02-28 Listed $160,000 NTREIS
• 2012-06-28 Sold (Public Records) — Public Records
• 2012-03-26 Listing Removed — NTREIS
• 2012-03-26 Sold (Public Records) — Public Records
• 2012-03-22 Sold (MLS) — NTREIS
• 2012-02-07 Pending — NTREIS
• 2012-01-09 Listed $20,000 NTREIS
• 2007-12-10 Sold (Public Records) — Public Records
• 2007-10-30 Sold (MLS) — NTREIS
• 2007-09-28 Listing Removed — NTREIS
• 2007-08-02 Listed $25,000 NTREIS
• 2006-06-20 Sold (Public Records) — Public Records
• 2001-06-21 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,393 · +14.0% YoY. Source: county tax records.