Resolution J Plan · Greenville, TX 75402

$80,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 31 Days on market

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

This beautifully designed 2026 Schult Resolution J manufactured home offers 1,200 sq. ft. of thoughtfully designed living space with 3 bedrooms, 2 bathrooms, and a bright open-concept layout perfect for modern living. The spacious living room flows seamlessly into the kitchen and dining area, creating an inviting space for entertaining or everyday comfort. The kitchen features 42" shaker-style cabinetry, a large center island, stainless steel Samsung appliances, including a side-by-side refrigerator, electric range, dishwasher, and vent hood, along with a stainless farmhouse sink with spring-loaded faucet for both style and functionality. The private primary suite offers a relaxing ret

Key facts

• Large center island
• Open concept layout
• Listed 30 days

Tags

• OPEN CONCEPT LAYOUT
• 42 INCH SHAKER STYLE CABINETRY
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• STAINLESS FARMHOUSE SINK
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Financial info: Listed price $80,999

Exterior

• Utilities: Electric heating and power; Central air conditioning
• Home design: Single-family plan (Resolution J)
• Construction: Living area approximately 1200; New construction (Plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Plan named Resolution J (new construction plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $81k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 1 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 $560 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($79k) 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 $78,569 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 2.22% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.67%
• DSCR: 3.03
• GRM: 3.7

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: 39.4%
• Equity multiple: 2.61×
• Total profit: $36,594
• Equity at exit: $12,077

10-year hold

• IRR: 44.3%
• Equity multiple: 4.63×
• Total profit: $82,361
• Equity at exit: $7,003

Cash invested: $22,680 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $863

Break-even live

Break-even rent $709

Max offer price $80,999

Occupancy floor 47%

Sensitivity live

Price	-10% $919	-5% $891	+0% $863	+5% $835	+10% $807
Rent	-10% $721	-5% $792	+0% $863	+5% $934	+10% $1,005
Rate	-1.0pp $904	-0.5pp $884	base $863	+0.5pp $842	+1.0pp $821

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 Jack Finney Blvd Greenville, TX	1.0–3.0	1.0–2.0	943	$1,680	$1.78	0d	8	1.16mi

Listing history 14 events

1. 2026-06-21
   days on market $80,999 Active 31 DOM
2. 2026-06-18
   days on market $80,999 Active 28 DOM
3. 2026-06-17
   days on market $80,999 Active 27 DOM
4. 2026-06-16
   days on market $80,999 Active 26 DOM
5. 2026-06-15
   days on market $80,999 Active 25 DOM
6. 2026-06-13
   days on market $80,999 Active 23 DOM
7. 2026-06-09
   days on market $80,999 Active 19 DOM
8. 2026-06-08
   days on market $80,999 Active 18 DOM
9. 2026-06-07
   days on market $80,999 Active 17 DOM
10. 2026-06-04
    days on market $80,999 Active 14 DOM
11. 2026-06-03
    days on market $80,999 Active 13 DOM
12. 2026-06-02
    days on market $80,999 Active 12 DOM
13. 2026-06-01
    days on market $80,999 Active 11 DOM
14. 2026-05-31
    days on market $80,999 Active 10 DOM

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

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: $21,613
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$2,356
• Taxable income: $9,641
• Est. tax owed @ 24.0%: −$2,314
• After-tax cash flow: $8,043/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 · 18 photos

Good 80/100 None rehab

This beautifully designed 2026 Schult Resolution J manufactured home is in excellent condition with a good condition score of 80. It offers a modern open-concept layout and is move-in ready with no visible repairs or maintenance needed. The home has a good resale and rental value and can be further enhanced with minor updates to the exterior and interior.

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 potential buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for both buyers and renters.
• Both Install smart thermostat — Saves energy and can be a selling point for both buyers and renters.
• Both Add smart lighting — Saves energy and can be a selling point for both buyers and renters.
• Both Add smart security system — Enhances safety and can be a selling point for both buyers and renters.

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 potential buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for both buyers and renters. ↑
• Both Install smart thermostat — Saves energy and can be a selling point for both buyers and renters. ↑
• Both Add smart lighting — Saves energy and can be a selling point for both buyers and renters. ↑
• Both Add smart security system — Enhances safety and can be a selling point 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: 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