242 Private Road 4732 · New Fairview, TX 76078

$235,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 73 Days on market

Built 2008 1.00 ac lot ↓ 6% 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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a full acre of peaceful, serene surroundings, this well maintained 4-bedroom, 2-bath home offers space, comfort, and convenience all in one. A massive front porch deck shaded by a mature tree welcomes you home, while inside you’ll find an open floor plan filled with natural light and brand-new carpet throughout. The spacious kitchen features a center island, abundant cabinetry, newer appliances, and includes the refrigerator, washer, and dryer—making this home truly move-in ready. A large dining area flows seamlessly into the living space, ideal for everyday living and entertaining. The generously sized primary suite is thoughtfully separated from the secondary bedrooms a

Key facts

• Open floor plan
• Spacious kitchen
• Full acre

Tags

• FULL ACRE
• MASSIVE FRONT PORCH DECK
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• CENTER ISLAND
• ABUNDANT CABINETRY

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, and FHA
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage (20' wide x 20' long); Gravel parking areas
• Utilities: City water; Septic; Co-op electric; Cable available; Solar energy generation
• Home design: Mobile home (residential); One story; Preowned (built in 2008)
• Construction: Composition roof; Built in 2008; Garage(s) listed as other structures
• Exterior features: Deck; Front porch; Back yard fencing; Fenced lot; Acreage lot (approximately 1 acre); Cleared with few trees; Utilities easement; Additional garage structure(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Water line to refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Primary bathroom with garden tub and separate shower
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Open floorplan; Kitchen island; Eat-in kitchen; Walk-in closet(s); 1 living area; 1 dining area; Total of 10 rooms; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $209k (11.3% below list).
• Recommended offer: $209k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.5% in New Fairview — 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 (#901 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL) — zoned schools average 54% FRL vs 22% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 262 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,502 (11.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $133,690
• Equity at exit: $211,707

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $389,184
• Equity at exit: $456,553

Cash invested: $65,800 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 262
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $90

Break-even live

Break-even rent $1,971

Max offer price $235,000

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $156	+0% $90	+5% $23	+10% $-43
Rent	-10% $-75	-5% $7	+0% $90	+5% $172	+10% $254
Rate	-1.0pp $208	-0.5pp $149	base $90	+0.5pp $29	+1.0pp $-33

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $235,000 Pending 73 DOM
2. 2026-06-09
   days on market $235,000 Active 70 DOM
3. 2026-06-08
   days on market $235,000 Active 69 DOM
4. 2026-06-07
   days on market $235,000 Active 68 DOM
5. 2026-06-04
   days on market $235,000 Active 65 DOM
6. 2026-06-03
   days on market $235,000 Active 64 DOM
7. 2026-06-02
   days on market $235,000 Active 63 DOM
8. 2026-06-01
   days on market $235,000 Active 62 DOM
9. 2026-05-31
   days on market $235,000 Active 61 DOM
10. 2026-05-24
    status Active
11. 2026-04-17
    historical Active Option Contract
12. 2026-02-27
    listed $235,000 Active
13. 2025-10-14
    historical
14. 2025-07-15
    price $239,999
15. 2025-04-22
    listed $249,999 Active
16. 2008-10-20
    soldstatus
17. 1999-08-31
    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: $2,726 · $227/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$1,574/yr (+$131/mo · 57.7%)

ⓘ 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 ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,020
• − Mortgage interest: −$13,164
• − Property taxes: −$2,726
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$6,836
• Taxable loss: −$2,884
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,768/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — New Fairview

• Score: 62/100
• State rank: #901
• US rank: #16172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.94%
• Current HPI: 325.22
• Rent YoY: —
• 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

-6.0% since first listed

8 events — show timeline

• 2026-05-24 Relisted — NTREIS
• 2026-04-17 Contingent — NTREIS
• 2026-02-27 Listed $235,000 NTREIS
• 2025-10-14 Listing Removed — NTREIS
• 2025-07-15 Price Changed $239,999 NTREIS
• 2025-04-22 Listed $249,999 NTREIS
• 2008-10-20 Sold (Public Records) — Public Records
• 1999-08-31 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,726 · -3.7% YoY. Source: county tax records.