Wilson Plan · Greenville, TX 75402

$82,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 821 Days on market

Good condition

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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 MLS

Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

Key facts

• Listed 821 days

🏗️ 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 $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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); 295 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 $574 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 821 days — a 12% lower offer ($73k) 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 $73,039 (12.0% below list)

Questions for the listing agent

1. It's been on market 821 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 2.17% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.82%
• DSCR: 2.95
• GRM: 3.8

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: 37.3%
• Equity multiple: 2.52×
• Total profit: $35,355
• Equity at exit: $12,375

10-year hold

• IRR: 42.4%
• Equity multiple: 4.45×
• Total profit: $80,109
• Equity at exit: $7,176

Cash invested: $23,240 (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: 295
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $849

Break-even live

Break-even rent $726

Max offer price $82,999

Occupancy floor 48%

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: $20,750
• Closing costs: $2,490
• 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	1d	8	1.16mi

Listing history 18 events

1. 2026-06-18
   days on market $82,999 Active 821 DOM
2. 2026-06-17
   days on market $82,999 Active 820 DOM
3. 2026-06-16
   days on market $82,999 Active 819 DOM
4. 2026-06-15
   days on market $82,999 Active 818 DOM
5. 2026-06-13
   days on market $82,999 Active 816 DOM
6. 2026-06-09
   days on market $82,999 Active 812 DOM
7. 2026-06-08
   days on market $82,999 Active 811 DOM
8. 2026-06-07
   days on market $82,999 Active 810 DOM
9. 2026-06-04
   days on market $82,999 Active 807 DOM
10. 2026-06-03
    days on market $82,999 Active 806 DOM
11. 2026-06-02
    days on market $82,999 Active 805 DOM
12. 2026-06-01
    days on market $82,999 Active 804 DOM
13. 2026-05-31
    days on market $82,999 Active 803 DOM
14. 2025-12-05
    price $82,999 591-char remark

    Show marketing remark (591 chars)

    Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

15. 2025-10-10
    price $80,999 591-char remark

    Show marketing remark (591 chars)

    Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

16. 2025-02-02
    price $79,999 591-char remark

    Show marketing remark (591 chars)

    Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

17. 2024-09-26
    price $78,000 591-char remark

    Show marketing remark (591 chars)

    Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

18. 2024-03-19
    listed $80,000 Active 591-char remark

    Show marketing remark (591 chars)

    Introducing the 'Wilson' by Jessup Housing, a 16' x 76' single wide home designed for both comfort and convenience. With 3 bedrooms and 2 baths, this home provides ample space for modern families. The kitchen serves as the heart of the home, featuring pleanty of cabinet space, a large island -ideal for meal prep and hosting. The master bathroom offers a luxurious escape, complete with a large soaking tub, double sinks, and a stand-up shower, perfect for unwinding after a busy day. With its thoughtful design and modern features, the 'Wilson' captures the essence of contemporary living.

ⓘ 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: $21,604
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,415
• Taxable income: $9,424
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $7,923/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 None rehab

This 'Wilson' by Jessup Housing is a well-maintained and modern manufactured home with good condition and minimal repairs needed. It offers a good balance of comfort and convenience, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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

Price history

+3.7% since first listed

5 events — show timeline

• 2025-12-05 Price Changed $82,999 Zillow
• 2025-10-10 Price Changed $80,999 Zillow
• 2025-02-02 Price Changed $79,999 Zillow
• 2024-09-26 Price Changed $78,000 Zillow
• 2024-03-19 Listed $80,000 Zillow