117 Little Acorn Cv · Holly Lake Ranch, TX 75765

$42,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 164 Days on market

Built 1976 0.50 ac lot $175/mo HOA · 12% of rent ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

Key facts

• Dog park
• Scenic hiking trails
• Waterfall trail

Tags

• THREE LOTS
• SCENIC HIKING TRAILS
• WATERFALL TRAIL
• COMMUNITY SWIMMING POOL
• FISHING DOCKS
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 3.8% in Holly Lake Ranch — 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 66/100 on livability (#597 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $1k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $13k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.54% ✓
• Cap rate: 27.22%
• Cash-on-cash: 74.73%
• DSCR: 4.32
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.4%
• Equity multiple: 5.42×
• Total profit: $52,031
• Equity at exit: $19,114

10-year hold

• IRR: 78.9%
• Equity multiple: 11.18×
• Total profit: $119,761
• Equity at exit: $29,635

Cash invested: $11,760 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$18
• HOA: −$175
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $732

Break-even live

Break-even rent $559

Max offer price $42,000

Occupancy floor 46%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 41 events

1. 2026-06-19
   days on market $42,000 Active 164 DOM
2. 2026-06-18
   days on market $42,000 Active 163 DOM
3. 2026-06-17
   days on market $42,000 Active 162 DOM
4. 2026-06-16
   days on market $42,000 Active 161 DOM
5. 2026-06-15
   days on market $42,000 Active 160 DOM
6. 2026-06-14
   days on market $42,000 Active 158 DOM
7. 2026-06-13
   days on market $42,000 Active 157 DOM
8. 2026-06-10
   days on market $42,000 Active 155 DOM
9. 2026-06-09
   days on market $42,000 Active 154 DOM
10. 2026-06-08
    days on market $42,000 Active 153 DOM
11. 2026-06-07
    days on market $42,000 Active 152 DOM
12. 2026-06-05
    days on market $42,000 Active 149 DOM
13. 2026-06-03
    days on market $42,000 Active 148 DOM
14. 2026-06-02
    days on market $42,000 Active 147 DOM
15. 2026-06-01
    days on market $42,000 Active 146 DOM
16. 2026-05-31
    days on market $42,000 Active 145 DOM
17. 2026-05-30
    days on market $42,000 Active 144 DOM
18. 2026-05-14
    price $950
19. 2026-03-27
    price $42,000 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

20. 2026-02-21
    price $1,050
21. 2026-02-17
    price $45,000 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

22. 2026-02-04
    price $47,000 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

23. 2026-01-30
    price $49,500 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

24. 2026-01-26
    price $50,000 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

25. 2026-01-06
    listed $55,000 Active 817-char remark

    Show marketing remark (817 chars)

    Motivated seller—will consider all offers! This offering includes all three lots at 117 Little Acorn Cove in Holly Lake Ranch, Texas, presenting a fantastic opportunity. The mobile home features 2 bedrooms and 1 full bathroom with 896 square feet of living space, situated on approximately 0.5 acres across all three lots combined. Enjoy access to scenic hiking trails with breathtaking views, including a waterfall trail. A community swimming pool is within walking distance, and Holly Lake Ranch also offers fishing docks, a dog park, playground, tennis courts, and much more. Mobile homes and double-wides are welcome. While the property does need some TLC, it offers excellent potential and could be the perfect fit. Don’t miss this great investment opportunity—call today to schedule a showing!

26. 2025-12-30
    price $1,100
27. 2025-12-18
    price $1,150
28. 2025-11-13
    listed $1,250
29. 2025-09-11
    historical $1,250
30. 2025-09-03
    listed $1,250
31. 2025-07-28
    price $58,000
32. 2025-07-22
    price $60,000
33. 2025-06-12
    price $65,000
34. 2025-05-30
    price $70,000
35. 2025-01-31
    historical
36. 2025-01-30
    price $75,000
37. 2024-02-22
    listed $45,000 Active
38. 2024-02-22
    listed $45,000 Active
39. 2023-10-27
    status Active
40. 2023-08-28
    historical
41. 2022-11-30
    listed $45,000 Active

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$418/yr (+$35/mo · 119.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $17,837
• − Mortgage interest: −$2,353
• − Property taxes: −$351
• − Insurance: −$210
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − HOA: −$2,100
• − Depreciation: −$1,222
• Taxable income: $8,748
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $6,688/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Holly Lake Ranch

• Score: 66/100
• State rank: #597
• US rank: #11377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Lake Ranch, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

-6.7% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $950 TENANTTURNER2
• 2026-03-27 Price Changed $42,000 GTAR
• 2026-02-21 Price Changed $1,050 TENANTTURNER2
• 2026-02-17 Price Changed $45,000 GTAR
• 2026-02-04 Price Changed $47,000 GTAR
• 2026-01-30 Price Changed $49,500 GTAR
• 2026-01-26 Price Changed $50,000 GTAR
• 2026-01-06 Listed $55,000 GTAR
• 2025-12-30 Price Changed $1,100 TENANTTURNER2
• 2025-12-18 Price Changed $1,150 TENANTTURNER2
• 2025-11-13 Listed for Rent $1,250 TENANTTURNER2
• 2025-09-11 Rental Removed $1,250 TENANTTURNER2
• 2025-09-03 Listed for Rent $1,250 TENANTTURNER2
• 2025-07-28 Price Changed $58,000 GTAR
• 2025-07-22 Price Changed $60,000 GTAR
• 2025-06-12 Price Changed $65,000 GTAR
• 2025-05-30 Price Changed $70,000 GTAR
• 2025-01-31 Listing Removed — NTREIS
• 2025-01-30 Price Changed $75,000 GTAR
• 2024-02-22 Listed $45,000 GTAR
• 2024-02-22 Listed $45,000 NTREIS
• 2023-10-27 Relisted — GTAR
• 2023-08-28 Delisted — GTAR
• 2022-11-30 Listed $45,000 GTAR

Property tax history

+15.6%/yr

Latest (2023): $351 · +498.4% YoY. Source: county tax records.