109 Lark Rd · Sanford, TX 79078

$120,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 107 Days on market

Built 1997 Fair condition ↓ 6% 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Prices reduced !Charming Lake view home in (Bugbee Shores) area at Lake Meredith . On 4 lots is a 1997 Solitaire manufactured home has 3 bedroom, 2 baths, Primary bathroom has a steam shower has a balcony patio that you can enjoy the beautiful sunsets. .MAKE YOUR SHOWING TODAY

Key facts

• Balcony patio
• Lake view
• Steam shower

Tags

• LAKE VIEW
• STEAM SHOWER
• BALCONY PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,402 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sanford-Fritch ISD (town): math 36% / reading 43% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,200 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.3

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: 15.2%
• Equity multiple: 1.87×
• Total profit: $29,130
• Equity at exit: $53,957

10-year hold

• IRR: 16.9%
• Equity multiple: 3.47×
• Total profit: $83,027
• Equity at exit: $83,154

Cash invested: $33,600 (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 79078

• Active inventory: 2
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $231

Break-even live

Break-even rent $919

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $299	-5% $265	+0% $231	+5% $197	+10% $163
Rent	-10% $135	-5% $183	+0% $231	+5% $279	+10% $327
Rate	-1.0pp $292	-0.5pp $262	base $231	+0.5pp $200	+1.0pp $168

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 107 DOM
2. 2026-06-17
   days on market $120,000 Active 106 DOM
3. 2026-06-16
   days on market $120,000 Active 105 DOM
4. 2026-06-15
   days on market $120,000 Active 104 DOM
5. 2026-06-15
   days on market $120,000 Active 103 DOM
6. 2026-06-13
   days on market $120,000 Active 102 DOM
7. 2026-06-12
   days on market $120,000 Active 101 DOM
8. 2026-06-09
   days on market $120,000 Active 98 DOM
9. 2026-06-08
   days on market $120,000 Active 97 DOM
10. 2026-06-08
    days on market $120,000 Active 96 DOM
11. 2026-06-07
    days on market $120,000 Active 95 DOM
12. 2026-06-03
    days on market $120,000 Active 92 DOM
13. 2026-06-02
    days on market $120,000 Active 91 DOM
14. 2026-06-01
    days on market $120,000 Active 90 DOM
15. 2026-05-31
    days on market $120,000 Active 89 DOM
16. 2026-04-06
    price $120,000 279-char remark

    Show marketing remark (279 chars)

    Prices reduced !Charming Lake view home in (Bugbee Shores) area at Lake Meredith . On 4 lots is a 1997 Solitaire manufactured home has 3 bedroom, 2 baths, Primary bathroom has a steam shower has a balcony patio that you can enjoy the beautiful sunsets. .MAKE YOUR SHOWING TODAY

17. 2026-03-04
    listed $127,000 Active 279-char remark

    Show marketing remark (279 chars)

    Prices reduced !Charming Lake view home in (Bugbee Shores) area at Lake Meredith . On 4 lots is a 1997 Solitaire manufactured home has 3 bedroom, 2 baths, Primary bathroom has a steam shower has a balcony patio that you can enjoy the beautiful sunsets. .MAKE YOUR SHOWING TODAY

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,639/yr (+$137/mo · 294.2%)

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

Taxation est. · year 1

• Rental income: $14,534
• − Mortgage interest: −$6,722
• − Property taxes: −$557
• − Insurance: −$600
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,491
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,572/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the roof, exterior, kitchen, and bathrooms. Upgrades to these areas will significantly enhance its appeal to buyers and renters.

Repairs flagged

• Major roof — significant rust and damage
• Major exterior stairs — severe rust and deterioration
• Major kitchen appliances — outdated and worn
• Major bathroom vanity — dated and worn

Value-add opportunities

• Both update kitchen appliances — modern appliances improve both resale and rental value
• Both replace carpet with hardwood or tile — hardwood or tile flooring enhances both resale and rental appeal
• Both repair and paint exterior — improves curb appeal and enhances both resale and rental value
• Both replace windows with energy-efficient ones — better insulation and energy efficiency improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · significant rust and damage	Major	$15,000–50,000
exterior stairs · severe rust and deterioration	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom vanity · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both update kitchen appliances — modern appliances improve both resale and rental value ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring enhances both resale and rental appeal ↑
• Both repair and paint exterior — improves curb appeal and enhances both resale and rental value ↑
• Both replace windows with energy-efficient ones — better insulation and energy efficiency improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sanford-Fritch ISD
• NCES district ID: 4839150
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $49,570
• Composite: 34.01/100
• National rank: #5314
• State rank: #417 of 826 in TX

Livability — Sanford

• Score: 54/100
• State rank: #1402
• US rank: #24039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, TX
• Population (ZIP): 153

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 11% Native American 3%
• Hispanic origin (detail): Cuban 2%
• Common ancestry: Serbian 5% Slovak 1%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-5.5% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $120,000 AARMLS
• 2026-03-04 Listed $127,000 AARMLS

Property tax history

+148.0%/yr

Latest (2025): $557 · +54.4% YoY. Source: county tax records.