332 Water View Ln · Carter, TX 76085

$219,150

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 160 Days on market

Built 2006 1.00 ac lot $140/sqft · 9% below area Est $240k · 9% under ↓ 8% 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 +22.3/30.0
• ARV discount +11.4/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Welcome to your beautifully updated country retreat! This spacious 3-bedroom, 2-bath home sits on a peaceful 1-acre corner lot in the quiet Carter Hills community of Parker County. The 1,680 sq. ft. doublewide manufactured home offers an open floor plan with two living areas, a dining room, and an eat-in kitchen bar—perfect for comfortable family living. Recent updates include fresh interior and exterior paint, new laminate flooring, quartz countertops, LED light fixtures, stylish bathroom tiles and vanities, and more. Enjoy the freedom of no HOA and the savings of your own private water well—no water bills ever! Relax under the wide-open Texas skies, surrounded by mature trees, or make use of the backyard shed and ready-built animal enclosures for your chickens or small livestock. No restrictions so bring your horses, cows or other farm animals. Located in desirable Parker County and zoned to Weatherford ISD, this property offers the ideal balance of privacy, space, and convenience—just minutes from town and major roadways. Final touches are being completed in the next few days—schedule your private showing today!

Key facts

• Animal enclosures
• Open floor plan
• No restrictions

Tags

• PEACEFUL CORNER LOT
• OPEN FLOOR PLAN
• PRIVATE WATER WELL
• BACKYARD SHED
• ANIMAL ENCLOSURES
• NO RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (0.1% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.5% in Carter — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 217 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 160 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,852 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $239,900
• List price: $219,150
• Delta: -8.65%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Carter Hills Ln	0.18mi	3/2.0	1,624 (+4%)	2mo	$239,900	$148	84
325 Carter View Ct	0.16mi	4/2.0 (+1)	1,568 (0%)	10mo	$248,500	$158	79
312 Rising View Ct	0.26mi	3/2.0	1,484 (-5%)	11mo	$225,000	$152	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-12,669
• Equity at exit: $32,676

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $18,227
• Equity at exit: $18,948

Cash invested: $61,362 (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 76085

• Home prices YoY: -28.9%
• Active inventory: 217
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,149
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $360

Break-even live

Break-even rent $1,734

Max offer price $219,150

Occupancy floor 79%

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: $54,788
• Closing costs: $6,574
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $219,150 Active 160 DOM
2. 2026-06-17
   days on market $219,150 Active 159 DOM
3. 2026-06-16
   days on market $219,150 Active 158 DOM
4. 2026-06-15
   days on market $219,150 Active 157 DOM
5. 2026-06-13
   days on market $219,150 Active 155 DOM
6. 2026-06-09
   days on market $219,150 Active 151 DOM
7. 2026-06-08
   days on market $219,150 Active 150 DOM
8. 2026-06-07
   days on market $219,150 Active 149 DOM
9. 2026-06-04
   days on market $219,150 Active 146 DOM
10. 2026-06-03
    days on market $219,150 Active 145 DOM
11. 2026-06-02
    days on market $219,150 Active 144 DOM
12. 2026-06-01
    days on market $219,150 Active 143 DOM
13. 2026-05-31
    days on market $219,150 Active 142 DOM
14. 2026-03-03
    price $219,150 1184-char remark

    Show marketing remark (1184 chars)

    PRICE REDUCED! Welcome to your beautifully updated country retreat! This spacious 3-bedroom, 2-bath home sits on a peaceful 1-acre corner lot in the quiet Carter Hills community of Parker County. The 1,680 sq. ft. doublewide manufactured home offers an open floor plan with two living areas, a dining room, and an eat-in kitchen bar—perfect for comfortable family living. Recent updates include fresh interior and exterior paint, new laminate flooring, quartz countertops, LED light fixtures, stylish bathroom tiles and vanities, and more. Enjoy the freedom of no HOA and the savings of your own private water well—no water bills ever! Relax under the wide-open Texas skies, surrounded by mature trees, or make use of the backyard shed and ready-built animal enclosures for your chickens or small livestock. No restrictions so bring your horses, cows or other farm animals. Located in desirable Parker County and zoned to Weatherford ISD, this property offers the ideal balance of privacy, space, and convenience—just minutes from town and major roadways. Final touches are being completed in the next few days—schedule your private showing today!

15. 2026-02-06
    price $224,150 1184-char remark

    Show marketing remark (1184 chars)

    PRICE REDUCED! Welcome to your beautifully updated country retreat! This spacious 3-bedroom, 2-bath home sits on a peaceful 1-acre corner lot in the quiet Carter Hills community of Parker County. The 1,680 sq. ft. doublewide manufactured home offers an open floor plan with two living areas, a dining room, and an eat-in kitchen bar—perfect for comfortable family living. Recent updates include fresh interior and exterior paint, new laminate flooring, quartz countertops, LED light fixtures, stylish bathroom tiles and vanities, and more. Enjoy the freedom of no HOA and the savings of your own private water well—no water bills ever! Relax under the wide-open Texas skies, surrounded by mature trees, or make use of the backyard shed and ready-built animal enclosures for your chickens or small livestock. No restrictions so bring your horses, cows or other farm animals. Located in desirable Parker County and zoned to Weatherford ISD, this property offers the ideal balance of privacy, space, and convenience—just minutes from town and major roadways. Final touches are being completed in the next few days—schedule your private showing today!

16. 2026-01-09
    listed $229,000 Active 1184-char remark

    Show marketing remark (1184 chars)

    PRICE REDUCED! Welcome to your beautifully updated country retreat! This spacious 3-bedroom, 2-bath home sits on a peaceful 1-acre corner lot in the quiet Carter Hills community of Parker County. The 1,680 sq. ft. doublewide manufactured home offers an open floor plan with two living areas, a dining room, and an eat-in kitchen bar—perfect for comfortable family living. Recent updates include fresh interior and exterior paint, new laminate flooring, quartz countertops, LED light fixtures, stylish bathroom tiles and vanities, and more. Enjoy the freedom of no HOA and the savings of your own private water well—no water bills ever! Relax under the wide-open Texas skies, surrounded by mature trees, or make use of the backyard shed and ready-built animal enclosures for your chickens or small livestock. No restrictions so bring your horses, cows or other farm animals. Located in desirable Parker County and zoned to Weatherford ISD, this property offers the ideal balance of privacy, space, and convenience—just minutes from town and major roadways. Final touches are being completed in the next few days—schedule your private showing today!

17. 2025-12-03
    historical
18. 2025-10-26
    listed $239,475 Active
19. 2006-06-12
    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: $1,554 · $130/mo
• Projected year-2 tax: $4,010 · $334/mo
• Expected delta: +$2,456/yr (+$205/mo · 158.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,273
• − Mortgage interest: −$12,276
• − Property taxes: −$1,554
• − Insurance: −$1,096
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$6,375
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $4,130/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Carter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carter, TX
• Population (ZIP): 11,083

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1% Other Asian/Pacific 1%

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: ▼ -103.64%
• Current HPI: 254.6528
• 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

-8.5% since first listed

6 events — show timeline

• 2026-03-03 Price Changed $219,150 NTREIS
• 2026-02-06 Price Changed $224,150 NTREIS
• 2026-01-09 Listed $229,000 NTREIS
• 2025-12-03 Listing Removed — NTREIS
• 2025-10-26 Listed $239,475 NTREIS
• 2006-06-12 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,554 · +8.7% YoY. Source: county tax records.