1717 Gale Dr · Pelican Bay, TX 76020

$199,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 33 Days on market

Built 2022 Good condition 6,534 sqft lot $119/sqft · 8% above area Est $185k · 8% over ↓ 7% since listing

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• ARV discount +3.9/15.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this new open concept floor plan featuring 4 bedrooms 2 bathrooms. This manufactured home is on site now and is move in ready. Growing lake community and close to everything you need . Public boat ramp ,public park with swimming area in this fast growing community. All info contained with in to be verified by buyer or buyers agent. Also we have preferred lenders for Manufactured homes ready to help.

Key facts

• Swimming area
• Public boat ramp
• 6,534 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• GROWING LAKE COMMUNITY
• PUBLIC BOAT RAMP
• SWIMMING AREA

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Special listing conditions: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Manufactured home; Single-story
• Construction: Built in 2022
• Exterior features: Lot less than 0.5 acre (about 0.15 acres); Subdivision: Pelican Bay Tenth Filing

Interior

• Kitchen: Kitchen with island; Appliances: Other
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Kitchen island; One living area; One dining area
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.3% in Pelican Bay — 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 62/100 on livability (#917 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, schools F, amenities F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 591 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 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?
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: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $185,000
• List price: $199,900
• Delta: 8.05%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Gale Dr	0.00mi	4/2.0	1,680 (0%)	0mo	$199,900	$119	100
1677 Gale Dr	0.09mi	4/2.0	1,600 (-5%)	20mo	$221,900	$139	71
1413 Cardinal Ct	0.39mi	3/2.0 (-1)	1,577 (-6%)	3mo	$221,900	$141	65
1612 Quail Run	0.50mi	4/2.0	1,600 (-5%)	11mo	$221,900	$139	60
1608 Coral Rd	0.23mi	4/2.0	1,536 (-9%)	22mo	$180,000	$117	56
1737 Long Ave	0.36mi	4/2.0	1,493 (-11%)	12mo	$212,000	$142	55
1313 Sheri Ln N	0.60mi	4/2.5	1,830 (+9%)	1mo	$229,900	$126	54
1643 Sheila Dr	0.33mi	3/2.0 (-1)	1,848 (+10%)	13mo	$139,500	$75	52
1608 Quail Run	0.50mi	4/2.0	1,493 (-11%)	15mo	$209,900	$141	46
1548 Chaparral Ln	0.71mi	3/2.0 (-1)	1,612 (-4%)	11mo	$140,000	$87	46
1208 Lindale Ter	0.74mi	3/2.0 (-1)	1,568 (-7%)	9mo	$214,900	$137	42
1233 Lindale Ter	0.74mi	3/2.0 (-1)	1,568 (-7%)	19mo	$185,000	$118	33

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,730
• Equity at exit: $29,806

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $10,284
• Equity at exit: $17,284

Cash invested: $55,972 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 591
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $331

Break-even live

Break-even rent $1,586

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $444	-5% $388	+0% $331	+5% $275	+10% $218
Rent	-10% $173	-5% $252	+0% $331	+5% $410	+10% $490
Rate	-1.0pp $432	-0.5pp $382	base $331	+0.5pp $279	+1.0pp $227

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1844 Sheila Dr Azle, TX	3.0	2.0	1319	$1,675	$1.27	7d	1	0.29mi
1920 Reef Ct Azle, TX	3.0	2.0	1090	$1,449	$1.33	44d	1	0.31mi
1620 Mockingbird Ln Azle, TX	3.0	2.0	1090	$1,499	$1.38	21d	1	0.53mi
1408 Yachtclub Dr Azle, TX	3.0	2.0	1302	$2,000	$1.54	13d	1	0.65mi
1324 White Sand Dr Azle, TX	3.0	2.0	1149	$1,650	$1.44	5d	1	0.67mi
1300 White Sand Dr Unit 1304 Azle, TX	3.0	2.0	1149	$1,695	$1.48	44d	1	0.71mi
1304 White Sand Dr Azle, TX	3.0	2.0	1149	$1,695	$1.48	44d	1	0.72mi
448 Kaufman Dr Azle, TX	4.0	3.0	2091	$2,500	$1.20	2d	1	1.35mi
312 Blanco Dr Azle, TX	4.0	2.0	2082	$2,495	$1.20	2d	1	1.41mi

Listing history 12 events

1. 2026-04-24
   listed $199,900 Active 1018-char remark
2. 2024-10-31
   historical
3. 2024-08-07
   price $195,000
4. 2024-06-26
   price $210,000
5. 2024-05-22
   price $215,000
6. 2024-05-22
   status Active
7. 2024-03-29
   price $230,000
8. 2024-01-30
   listed $235,000 Active
9. 2023-02-28
   soldstatus Closed

   Show marketing remark (412 chars)

   Check out this new open concept floor plan featuring 4 bedrooms 2 bathrooms. This manufactured home is on site now and is move in ready. Growing lake community and close to everything you need . Public boat ramp ,public park with swimming area in this fast growing community. All info contained with in to be verified by buyer or buyers agent. Also we have preferred lenders for Manufactured homes ready to help.

10. 2023-01-15
    status Pending

    Show marketing remark (412 chars)

    Check out this new open concept floor plan featuring 4 bedrooms 2 bathrooms. This manufactured home is on site now and is move in ready. Growing lake community and close to everything you need . Public boat ramp ,public park with swimming area in this fast growing community. All info contained with in to be verified by buyer or buyers agent. Also we have preferred lenders for Manufactured homes ready to help.

11. 2023-01-06
    historical Active Option Contract

    Show marketing remark (412 chars)

    Check out this new open concept floor plan featuring 4 bedrooms 2 bathrooms. This manufactured home is on site now and is move in ready. Growing lake community and close to everything you need . Public boat ramp ,public park with swimming area in this fast growing community. All info contained with in to be verified by buyer or buyers agent. Also we have preferred lenders for Manufactured homes ready to help.

12. 2022-11-18
    listed $214,900 Active

    Show marketing remark (412 chars)

    Check out this new open concept floor plan featuring 4 bedrooms 2 bathrooms. This manufactured home is on site now and is move in ready. Growing lake community and close to everything you need . Public boat ramp ,public park with swimming area in this fast growing community. All info contained with in to be verified by buyer or buyers agent. Also we have preferred lenders for Manufactured homes ready to help.

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,203/yr (+$184/mo · 151.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,061
• − Mortgage interest: −$11,198
• − Property taxes: −$1,455
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,815
• Taxable income: $744
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $3,796/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 4-bedroom, 2-bath manufactured home in Pelican Bay is in good condition with a modern kitchen and fresh paint. It offers a good return on investment with minor updates to enhance curb appeal and functionality.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small shed or storage unit — Provides additional storage and enhances functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small shed or storage unit — Provides additional storage and enhances functionality ↑

ⓘ 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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Pelican Bay

• Score: 62/100
• State rank: #917
• US rank: #16376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelican Bay, TX
• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

-7.0% since first listed

15 events — show timeline

• 2026-06-16 Sold (MLS) — NTREIS
• 2026-05-29 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-04-24 Listed $199,900 NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-08-07 Price Changed $195,000 NTREIS
• 2024-06-26 Price Changed $210,000 NTREIS
• 2024-05-22 Price Changed $215,000 NTREIS
• 2024-05-22 Relisted — NTREIS
• 2024-03-29 Price Changed $230,000 NTREIS
• 2024-01-30 Listed $235,000 NTREIS
• 2023-02-28 Sold (MLS) — NTREIS
• 2023-01-15 Pending — NTREIS
• 2023-01-06 Contingent — NTREIS
• 2022-11-18 Listed $214,900 NTREIS

Property tax history

+73.9%/yr

Latest (2025): $1,455 · +13.5% YoY. Source: county tax records.