17140 Lakeview Dr · Coffee City, TX 75762

$95,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 73 Days on market

Built 1976 ↓ 5% since listing

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OLDER LIVABLE MOBILE HOME ON THREE LOTS WITH BEAUTIFUL VIEW OF LAKE PALESTINE.

Key facts

• Garage
• Built 1976
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.0% in Coffee City — 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 63/100 on livability (#845 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Tyler ISD (urban): math 39% / reading 38% proficiency, ranked #449 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 354 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent is only 17% of the median local income ($90k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.31% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 6.3

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $11,633
• Equity at exit: $14,165

10-year hold

• IRR: 20.1%
• Equity multiple: 2.68×
• Total profit: $44,819
• Equity at exit: $8,214

Cash invested: $26,600 (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 75762

• Home prices YoY: -28.4%
• Active inventory: 354
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $425

Break-even live

Break-even rent $709

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 73 DOM
2. 2026-06-18
   days on market $95,000 Active 72 DOM
3. 2026-06-17
   days on market $95,000 Active 71 DOM
4. 2026-06-16
   days on market $95,000 Active 70 DOM
5. 2026-06-15
   days on market $95,000 Active 69 DOM
6. 2026-06-14
   days on market $95,000 Active 67 DOM
7. 2026-06-13
   days on market $95,000 Active 66 DOM
8. 2026-06-10
   days on market $95,000 Active 64 DOM
9. 2026-06-09
   days on market $95,000 Active 63 DOM
10. 2026-06-08
    days on market $95,000 Active 62 DOM
11. 2026-06-07
    days on market $95,000 Active 61 DOM
12. 2026-06-05
    days on market $95,000 Active 58 DOM
13. 2026-06-02
    days on market $95,000 Active 56 DOM
14. 2026-06-01
    days on market $95,000 Active 55 DOM
15. 2026-05-31
    days on market $95,000 Active 54 DOM
16. 2026-05-30
    days on market $95,000 Active 53 DOM
17. 2026-05-08
    price $95,000 78-char remark

    Show marketing remark (93 chars)

    LIVABLE OLDER MOBILE HOME ON TREED LOTS WITH GORGEOUS VIEW LAKE PALESTINE. ENJOY THE SUNSETS!

18. 2026-05-08
    price $95,000 93-char remark

    Show marketing remark (93 chars)

    LIVABLE OLDER MOBILE HOME ON TREED LOTS WITH GORGEOUS VIEW LAKE PALESTINE. ENJOY THE SUNSETS!

19. 2026-04-08
    listed $100,000 Active 93-char remark

    Show marketing remark (93 chars)

    LIVABLE OLDER MOBILE HOME ON TREED LOTS WITH GORGEOUS VIEW LAKE PALESTINE. ENJOY THE SUNSETS!

20. 2026-04-07
    listed $100,000 Active 78-char remark

    Show marketing remark (78 chars)

    OLDER LIVABLE MOBILE HOME ON THREE LOTS WITH BEAUTIFUL VIEW OF LAKE PALESTINE.

21. 1985-09-12
    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: $272 · $23/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,466/yr (+$122/mo · 538.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,968
• − Mortgage interest: −$5,321
• − Property taxes: −$272
• − Insurance: −$475
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,764
• Taxable income: $3,741
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,202/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: Tyler ISD
• NCES district ID: 4843470
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,090
• Composite: 32.69/100
• National rank: #5650
• State rank: #449 of 826 in TX

Livability — Coffee City

• Score: 63/100
• State rank: #845
• US rank: #15290

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: Smith County · 180,570 people
• Metro: Tyler, TX
• Population (ZIP): 15,704
• Household income: $90,057
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 98.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 2% Serbian 2% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.39%
• Current HPI: 197.2375
• Rent YoY: —
• Metro: Tyler, 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

-5.0% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $95,000 LAAR
• 2026-05-08 Price Changed $95,000 GTAR
• 2026-04-08 Listed $100,000 GTAR
• 2026-04-07 Listed $100,000 LAAR
• 1985-09-12 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2024): $272 · +7.6% YoY. Source: county tax records.