118 Bluffview Dr · Knollwood, TX 75092

$90,000

3 bd · 2.0 ba · 812 sqft · Manufactured public records · 58 Days on market

Built 2021 $111/sqft · 128% above area Est $70k · 29% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath double-wide manufactured home in Knollwood, built in 2021 and owned by just one owner. Featuring an open-concept floor plan, this home offers a spacious living area that flows seamlessly into a large kitchen complete with a center island-perfect for entertaining or everyday living. The kitchen is equipped with electric appliances and ample cabinet space. The split-bedroom layout provides privacy, while a combination of carpet and laminate flooring adds comfort and durability throughout. Residents can also enjoy access to a community pool and park, adding to the appeal of this inviting neighborhood. Whether you're a first-time buyer or looking to downsize, this move-in ready home offers modern living in a peaceful setting.

Key facts

• Split-bedroom layout
• Electric appliances
• Large kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE KITCHEN
• CENTER ISLAND
• ELECTRIC APPLIANCES
• AMPLE CABINET SPACE
• SPLIT-BEDROOM LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,276 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sherman ISD (urban): math 31% / reading 37% proficiency, ranked #546 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 636 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.87% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.64%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $69,900
• List price: $90,000
• Delta: 28.76%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.01×
• Total profit: $25,503
• Equity at exit: $13,419

10-year hold

• IRR: 31.3%
• Equity multiple: 3.43×
• Total profit: $61,198
• Equity at exit: $7,782

Cash invested: $25,200 (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 75092

• Rents YoY: -2.4%
• Active inventory: 636
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $706

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 53%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Graham Dr Sherman, TX	1.0–3.0	1.0–2.0	1119	$2,526	$2.26	21d	68	0.22mi
73 Cannon Ln Knollwood, TX	3.0	2.0	1116	$1,300	$1.16	44d	1	0.26mi
4901 Knollwood Dr Knollwood, TX	1.0–2.0	1.0–2.0	834	$1,665	$2.00	21d	5	0.30mi
5111 N Travis St Sherman, TX	1.0–2.0	1.0–2.0	859	$1,075	$1.25	21d	18	0.33mi
211 E Canyon Grove Rd Knollwood, TX	1.0–3.0	1.0–2.0	953	$1,650	$1.73	21d	10	0.78mi
1111 Gallagher Dr Sherman, TX	2.0	1.0–2.0	1050	$1,714	$1.63	21d	26	1.00mi
1600 La Salle Dr Sherman, TX	2.0	1.0–2.0	687	$1,014	$1.47	21d	15	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $90,000 Active 58 DOM
2. 2026-06-18
   days on market $90,000 Active 57 DOM
3. 2026-06-17
   days on market $90,000 Active 56 DOM
4. 2026-06-16
   days on market $90,000 Active 55 DOM
5. 2026-06-15
   days on market $90,000 Active 54 DOM
6. 2026-06-14
   days on market $90,000 Active 52 DOM
7. 2026-06-13
   days on market $90,000 Active 51 DOM
8. 2026-06-10
   days on market $90,000 Active 49 DOM
9. 2026-06-09
   days on market $90,000 Active 48 DOM
10. 2026-06-08
    days on market $90,000 Active 47 DOM
11. 2026-06-07
    days on market $90,000 Active 46 DOM
12. 2026-06-03
    days on market $90,000 Active 42 DOM
13. 2026-06-02
    days on market $90,000 Active 41 DOM
14. 2026-06-01
    days on market $90,000 Active 40 DOM
15. 2026-05-31
    days on market $90,000 Active 39 DOM
16. 2026-05-30
    days on market $90,000 Active 38 DOM
17. 2026-04-22
    listed $90,000 Active 781-char remark

    Show marketing remark (781 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath double-wide manufactured home in Knollwood, built in 2021 and owned by just one owner. Featuring an open-concept floor plan, this home offers a spacious living area that flows seamlessly into a large kitchen complete with a center island-perfect for entertaining or everyday living. The kitchen is equipped with electric appliances and ample cabinet space. The split-bedroom layout provides privacy, while a combination of carpet and laminate flooring adds comfort and durability throughout. Residents can also enjoy access to a community pool and park, adding to the appeal of this inviting neighborhood. Whether you're a first-time buyer or looking to downsize, this move-in ready home offers modern living in a peaceful setting.

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $20,177
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,618
• Taxable income: $7,489
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $6,679/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: Sherman ISD
• NCES district ID: 4840080
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,587
• Composite: 28.79/100
• National rank: #6665
• State rank: #546 of 826 in TX

Livability — Knollwood

• Score: 57/100
• State rank: #1276
• US rank: #22189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knollwood, TX
• County: Grayson County · 108,053 people
• Metro: Sherman-Denison, TX
• Population (ZIP): 28,342
• Household income: $68,036
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1278.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.47%
• Current HPI: 235.984
• Rent YoY: ▼ -2.36%
• Metro: Sherman-Denison, 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

• 2026-04-22 Listed $90,000 NTREIS

Property tax history

-70.8%/yr

Latest (2010): $43 · -70.8% YoY. Source: county tax records.