211 Cannon Ln · Knollwood, TX 75092

$143,000

4 bd · 2.0 ba · 2,048 sqft · Manufactured · 10 Days on market

Built 2018 Good condition Est $121k · 18% over ↓ 1% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located near Hwy 75, Hwy 82, shopping, and dining, this Palm Harbor & acirc; & euro; & ldquo; built home offers comfort, quality, and convenience in Knollwood Mobile Home Park. Situated on a desirable corner lot, the property features exterior Hardie board siding, 4x6 exterior walls, gutters around the entire roofline, a fully sodded yard (April 2024), and additional storage under the home with a hinged door opening. Inside, you & acirc; & euro; & trade; ll find an open layout filled with abundant natural light, all interior drywall with texture and paint, crown molding, and extra-wide doorways throughout. The kitchen with eat-in dining area offers an abund

Key facts

• Fully sodded yard
• Open layout
• Hardie board siding

Tags

• CORNER LOT
• HARDIE BOARD SIDING
• FULLY SODDED YARD
• OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).

Location & tenants

• Location reads 57/100 on livability (#1,276 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sherman ISD (urban): math 31% / reading 37% proficiency, ranked #546 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 636 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $143,000

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. 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?
3. 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?
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: 1.53% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $120,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Cannon Ln	0.02mi	4/2.0	1,768 (-14%)	13mo	$104,000	$59	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.43×
• Total profit: $17,369
• Equity at exit: $21,322

10-year hold

• IRR: 17.8%
• Equity multiple: 2.27×
• Total profit: $50,933
• Equity at exit: $12,364

Cash invested: $40,040 (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 75092

• Rents YoY: -2.4%
• Active inventory: 636
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $736

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 61%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4909 Sweetbay Rd Sherman, TX	3.0	2.5	2006	$2,200	$1.10	20d	1	0.33mi
601 Graham Dr Sherman, TX	1.0–3.0	1.0–2.0	1119	$2,526	$2.26	20d	68	0.35mi
4901 Sweetbay Rd Sherman, TX	3.0	2.5	2038	$2,300	$1.13	43d	1	0.35mi
100 W North Creek Dr Sherman, TX	3.0	2.0	1600	$2,100	$1.31	20d	1	0.46mi
4409 Augusta Cir Sherman, TX	3.0	2.0	1501	$2,100	$1.40	43d	1	0.66mi
4723 N Loy Lake Rd Sherman, TX	3.0	1.5	1475	$1,500	$1.02	20d	1	0.87mi
418 Sagebrush Trl Sherman, TX	5.0	3.0	2472	$2,490	$1.01	43d	1	1.01mi
504 Sagebrush Trl Sherman, TX	5.0	3.0	2472	$2,545	$1.03	43d	1	1.03mi
619 Sagebrush Trl Sherman, TX	4.0	3.0	2386	$2,400	$1.01	43d	1	1.05mi
3813 Melrose Trl Sherman, TX	3.0	3.0	2180	$2,450	$1.12	43d	1	1.22mi

Listing history 9 events

1. 2026-06-19
   days on market $143,000 Active 10 DOM
2. 2026-06-18
   days on market $143,000 Active 9 DOM
3. 2026-06-17
   days on market $143,000 Active 8 DOM
4. 2026-06-16
   days on market $143,000 Active 7 DOM
5. 2026-06-15
   days on market $143,000 Active 6 DOM
6. 2026-06-14
   days on market $143,000 Active 4 DOM
7. 2026-06-13
   days on market $143,000 Active 3 DOM
8. 2026-06-10
   remarks 675-char remark
9. 2026-06-10
   listed $143,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,198
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$4,160
• Taxable income: $6,976
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $7,163/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Knollwood Mobile Home Park offers a good condition with potential for minor cosmetic improvements to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Kitchen and bathroom updates — Updating these spaces can significantly increase the home's value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Kitchen and bathroom updates — Updating these spaces can significantly increase the home's value for both buyers and renters. ↑

ⓘ 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: Sherman ISD
• NCES district ID: 4840080
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,587
• Composite: 28.79/100
• National rank: #6665
• State rank: #546 of 826 in TX

Livability — Knollwood

• Score: 57/100
• State rank: #1276
• US rank: #22189

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: Knollwood, TX
• County: Grayson County · 108,053 people
• Metro: Sherman-Denison, TX
• Population (ZIP): 28,342
• Household income: $68,036
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1278.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.47%
• Current HPI: 235.984
• Rent YoY: ▼ -2.36%
• Metro: Sherman-Denison, 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

-1.4% since first listed

3 events — show timeline

• 2026-06-09 Listed $143,000 FSBO.com
• 2026-02-17 Listing Removed — NTREIS
• 2026-02-11 Listed $145,000 NTREIS