8080 State Highway 56 Hwy · Savoy, TX 75479

$279,900

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 92 Days on market

Built 2017 2.99 ac lot $245/sqft · 16% below area Est $334k · 16% under ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.8/15.0
• Cash flow +6.6/30.0
• Appreciation +5.9/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

This one owner home, situated on 2.99 acres has many opportunities!! The immaculately maintained home is conveniently located between Bonham and Sherman!! It features 3 bedrooms and 2 full baths. There is plenty of room from the back of the house to the property line, to grow a garden, or you can fence-in the back and have an agricultural project for the children, a pet area or just have a large play area for them. The home sits far enough off the highway, that you are not bothered by the traffic. Front and Back porches are built with composite decking. The Shop behind the house has electricity with it's own breaker box. An added feature to this home is a Generac Generator, for when electricity might go off during a storm.

Key facts

• 2.99 acres
• Garden area
• Pet area

Tags

• 2.99 ACRES
• GARDEN AREA
• PET AREA
• LARGE PLAY AREA
• COMPOSITE DECKING
• SHOP WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (41.6% below list).
• Recommended offer: $163k (41.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#870 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Savoy ISD (rural): math 45% / reading 55% proficiency, ranked #372 of 1,141 in TX (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Savoy El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 187 students, 59% FRL); Savoy H S (math 32% / reading 57%, grade F, #652 of 1,632 statewide, top 43%, 132 students, 54% FRL).
• Market conditions: 33 active listings in the ZIP; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.8% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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; 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 $163,437 (41.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 14.3

CMA / ARV

• ARV (median comp): $334,265
• List price: $279,900
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-12,934
• Equity at exit: $107,241

10-year hold

• IRR: 1.7%
• Equity multiple: 1.22×
• Total profit: $17,493
• Equity at exit: $152,039

Cash invested: $78,372 (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 75479

• Home prices YoY: 0.7%
• Active inventory: 33
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-456

Break-even live

Break-even rent $2,212

Max offer price $199,284

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-377	+0% $-456	+5% $-536	+10% $-615
Rent	-10% $-585	-5% $-521	+0% $-456	+5% $-392	+10% $-327
Rate	-1.0pp $-315	-0.5pp $-385	base $-456	+0.5pp $-529	+1.0pp $-603

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-12
   statusdays on market $279,900 Pending 92 DOM
2. 2026-06-09
   days on market $279,900 Active Option Contract 90 DOM
3. 2026-06-08
   days on market $279,900 Active Option Contract 89 DOM
4. 2026-06-07
   days on market $279,900 Active Option Contract 88 DOM
5. 2026-06-05
   days on market $279,900 Active Option Contract 86 DOM
6. 2026-06-04
   days on market $279,900 Active Option Contract 84 DOM
7. 2026-06-02
   days on market $279,900 Active Option Contract 83 DOM
8. 2026-06-01
   days on market $279,900 Active Option Contract 82 DOM
9. 2026-05-31
   statusdays on market $279,900 Active Option Contract 81 DOM
10. 2026-05-31
    days on market $279,900 Active 80 DOM
11. 2026-05-05
    price $279,900 732-char remark

    Show marketing remark (732 chars)

    This one owner home, situated on 2.99 acres has many opportunities!! The immaculately maintained home is conveniently located between Bonham and Sherman!! It features 3 bedrooms and 2 full baths. There is plenty of room from the back of the house to the property line, to grow a garden, or you can fence-in the back and have an agricultural project for the children, a pet area or just have a large play area for them. The home sits far enough off the highway, that you are not bothered by the traffic. Front and Back porches are built with composite decking. The Shop behind the house has electricity with it's own breaker box. An added feature to this home is a Generac Generator, for when electricity might go off during a storm.

12. 2026-03-11
    listed $284,900 Active 732-char remark

    Show marketing remark (732 chars)

    This one owner home, situated on 2.99 acres has many opportunities!! The immaculately maintained home is conveniently located between Bonham and Sherman!! It features 3 bedrooms and 2 full baths. There is plenty of room from the back of the house to the property line, to grow a garden, or you can fence-in the back and have an agricultural project for the children, a pet area or just have a large play area for them. The home sits far enough off the highway, that you are not bothered by the traffic. Front and Back porches are built with composite decking. The Shop behind the house has electricity with it's own breaker box. An added feature to this home is a Generac Generator, for when electricity might go off during a storm.

13. 2025-12-31
    historical
14. 2025-10-27
    price $284,900
15. 2025-07-22
    price $289,900
16. 2025-05-30
    price $294,900
17. 2025-04-30
    price $299,900
18. 2025-03-25
    listed $329,900 Active
19. 2024-10-25
    historical
20. 2024-06-07
    price $289,900
21. 2024-05-01
    listed $299,900 Active
22. 2024-03-19
    listed $300,000 Active
23. 2002-06-04
    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: $1,957 · $163/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$3,166/yr (+$264/mo · 161.8%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,612
• − Mortgage interest: −$15,679
• − Property taxes: −$1,957
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$8,143
• Taxable loss: −$10,703
• Est. tax savings @ 24.0%: +$2,569
• After-tax cash flow: $-2,907/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: Savoy ISD
• NCES district ID: 4839450
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $45,326
• Composite: 44.34/100
• National rank: #6144
• State rank: #372 of 1141 in TX

Livability — Savoy

• Score: 63/100
• State rank: #870
• US rank: #15697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,090

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 246.6145
• 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

13 events — show timeline

• 2026-05-05 Price Changed $279,900 NTREIS
• 2026-03-11 Listed $284,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-10-27 Price Changed $284,900 NTREIS
• 2025-07-22 Price Changed $289,900 NTREIS
• 2025-05-30 Price Changed $294,900 NTREIS
• 2025-04-30 Price Changed $299,900 NTREIS
• 2025-03-25 Listed $329,900 NTREIS
• 2024-10-25 Listing Removed — NTREIS
• 2024-06-07 Price Changed $289,900 NTREIS
• 2024-05-01 Listed $299,900 NTREIS
• 2024-03-19 Listed $300,000 NTREIS
• 2002-06-04 Sold (Public Records) — Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,957 · +2.4% YoY. Source: county tax records.