214 Ivy St #289 · Greenville, TX 75402

$58,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 47 Days on market

Built 2024 Good condition

---

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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home inside of Pradera Estates in Greenville Texas. 2bd 2ba Clayton Sporit Model 2024 build. Bought brand new 15mo ago. For sale by owner as we are looking to expand for family. Asking 58k. Must be pain in full, you may find a lender or pay by personal funds. Due to our current lenders policies we can not transerfer the current loan into buyers name. You will need to be approved by the Pradera Park community before buying. Reach out for application or more details Park amenities include, pool, tennis court, pickleball, basketball, parks and dog park. Will also include white bedroom suite pictured in sale if wanted. If not we will remove.

Key facts

• Dog park
• Tennis court
• Pickleball

Tags

• POOL
• TENNIS COURT
• PICKLEBALL
• BASKETBALL
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.1% in Greenville — 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 77/100 on livability (#78 in TX, #2,719 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, commute F.
• Greenville ISD (town): math 20% / reading 26% proficiency, ranked #743 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.0%/yr); 298 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.42% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.05%
• DSCR: 3.27
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 45.4%
• Equity multiple: 2.88×
• Total profit: $30,522
• Equity at exit: $8,648

10-year hold

• IRR: 49.9%
• Equity multiple: 5.16×
• Total profit: $67,478
• Equity at exit: $5,015

Cash invested: $16,240 (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 75402

• Rents YoY: -1.0%
• Active inventory: 298
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $691

Break-even live

Break-even rent $528

Max offer price $58,000

Occupancy floor 46%

Sensitivity live

Price	-10% $724	-5% $707	+0% $691	+5% $674	+10% $658
Rent	-10% $580	-5% $635	+0% $691	+5% $746	+10% $802
Rate	-1.0pp $720	-0.5pp $706	base $691	+0.5pp $676	+1.0pp $661

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 Jack Finney Blvd Unit A1-707 sqft Greenville, TX	1.0	1.0	707	$1,280	$1.81	45d	1	0.91mi
2410 Jack Finney Blvd Greenville, TX	1.0–3.0	1.0–2.0	943	$1,342	$1.42	0d	8	0.98mi

Listing history 15 events

1. 2026-06-21
   days on market $58,000 Active 47 DOM
2. 2026-06-18
   days on market $58,000 Active 44 DOM
3. 2026-06-17
   days on market $58,000 Active 43 DOM
4. 2026-06-16
   days on market $58,000 Active 42 DOM
5. 2026-06-15
   days on market $58,000 Active 41 DOM
6. 2026-06-13
   days on market $58,000 Active 39 DOM
7. 2026-06-09
   days on market $58,000 Active 35 DOM
8. 2026-06-08
   days on market $58,000 Active 34 DOM
9. 2026-06-07
   days on market $58,000 Active 33 DOM
10. 2026-06-04
    days on market $58,000 Active 30 DOM
11. 2026-06-03
    days on market $58,000 Active 29 DOM
12. 2026-06-02
    days on market $58,000 Active 28 DOM
13. 2026-06-01
    days on market $58,000 Active 27 DOM
14. 2026-05-31
    days on market $58,000 Active 26 DOM
15. 2026-05-04
    listed $58,000 Active 653-char remark

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥111°F today · 21 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: $16,829
• − Mortgage interest: −$3,249
• − Property taxes: −$1,065
• − Insurance: −$290
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$1,687
• Taxable income: $7,845
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,407/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

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent updates and is move-in ready. It offers a good balance of curb appeal and interior aesthetics, making it an attractive option for buyers or renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms.
• Both New kitchen appliances — Modern appliances can attract more buyers/renters and improve the overall look of the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both New flooring in bathrooms — Fresh flooring can improve the look and feel of the bathrooms. ↑
• Both New kitchen appliances — Modern appliances can attract more buyers/renters and improve the overall look of the kitchen. ↑

ⓘ 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: Greenville ISD
• NCES district ID: 4821720
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $41,374
• Composite: 19.56/100
• National rank: #8759
• State rank: #743 of 826 in TX

Livability — Greenville

• Score: 77/100
• State rank: #78
• US rank: #2719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 20,098
• Household income: $77,877
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 361.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -141.52%
• Current HPI: 232.0505
• Rent YoY: ▼ -1.00%
• Metro: Dallas-Fort Worth-Arlington, 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 event — show timeline

• 2026-05-04 Listed $58,000 Fizber.com