13529 State Highway 110 S #122 Hwy · Tyler, TX 75707

$175,000

3 bd · 2.0 ba · 1,360 sqft · Manufactured public records · 79 Days on market

Built 2022 Good condition ↓ 5% 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a great opportunity in Tyler, Texas with this 3-bedroom, 2-bath estate mobile home offering 1,360 square feet of living space. Situated on a well-maintained lot, this property provides a peaceful setting with space to enjoy outdoor living while keeping maintenance simple. Inside, the home features a functional layout with a comfortable living area, a dedicated dining space, and a kitchen with ample cabinet storage. The primary suite includes a private bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. As an estate property, it presents a unique chance to update and add value to fit your vision. Lot rent is $615 per month and includes trash service, making for convenient and predictable expenses. Located with easy access to shopping, dining, and local amenities, this property offers both comfort and potential. Whether you’re investing or creating your own space, this Tyler home is ready for its next chapter.

Key facts

• Well maintained lot
• Private bathroom
• Local amenities

Tags

• WELL MAINTAINED LOT
• OUTDOOR LIVING
• AMPLE CABINET STORAGE
• PRIVATE BATHROOM
• EASY ACCESS TO SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Tyler — 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 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 188 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Smith County in 2024 (45 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 $5k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is D 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?
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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,318
• Equity at exit: $26,093

10-year hold

• IRR: 6.1%
• Equity multiple: 1.44×
• Total profit: $21,671
• Equity at exit: $15,131

Cash invested: $49,000 (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 75707

• Home prices YoY: -24.8%
• Rents YoY: 2.4%
• Active inventory: 188
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$918
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $381

Break-even live

Break-even rent $1,373

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Rhones Quarter Rd Tyler, TX	2.0–3.0	2.5	1331	$1,995	$1.50	44d	3	0.96mi
5716 Thomas Nelson Dr Tyler, TX	3.0	2.0	1855	$2,300	$1.24	44d	1	0.96mi
3374 Skyview Dr Tyler, TX	2.0	3.0	1307	$1,695	$1.30	44d	1	0.98mi
3208 Naomi Dr Tyler, TX	2.0	2.0	1251	$1,695	$1.35	44d	1	0.99mi
3216 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	44d	1	1.00mi
3239 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,695	$1.35	44d	1	1.04mi
3257 Naomi Dr Tyler, TX	2.0	2.5	1251	$1,850	$1.48	44d	1	1.04mi
3056 Naomi Dr Tyler, TX	2.0	3.0	1251	$1,795	$1.43	44d	1	1.06mi
3021 Naomi Dr Tyler, TX	3.0	3.0	1412	$1,950	$1.38	44d	1	1.06mi
6331 Villa Rosa Way Unit 6331 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	1.09mi
6308 Villa Rosa Way Tyler, TX	2.0	2.0	1339	$1,650	$1.23	21d	1	1.13mi
6225 Villa Rosa Way Unit 6225 Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	1.14mi
6228 Villa Rosa Way Unit 6228 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	1.15mi
6219 Villa Rosa Way Tyler, TX	3.0	2.5	1556	$1,795	$1.15	13d	1	1.15mi
6218 Villa Rosa Way Unit 6218 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	1.16mi
6215 Villa Rosa Way Unit 6215 Tyler, TX	3.0	2.5	1556	$1,850	$1.19	21d	1	1.17mi
6015 Villa Rosa Way Tyler, TX	3.0	2.0	1498	$1,895	$1.27	44d	1	1.21mi
6017 Villa Rosa Way Unit 6017 Tyler, TX	3.0	2.0	1498	$1,895	$1.27	21d	1	1.21mi
6023 Villa Rosa Way Unit 6023 Tyler, TX	2.0	2.0	1348	$1,650	$1.22	44d	1	1.22mi
6036 Villa Rosa Way Unit 6036 Tyler, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	1.22mi
2525 Shiloh Rd Tyler, TX	3.0–4.0	2.0	1360	$1,379	$1.01	13d	1	1.31mi
14552 County Road 2191 Unit 200 Whitehouse, TX	3.0	2.5	1382	$1,800	$1.30	44d	1	1.32mi
4920 Thistle Dr Tyler, TX	3.0	1.0–2.0	775	$1,387	$1.79	13d	8	1.34mi
4350 Old Omen Rd Tyler, TX	1.0–3.0	1.0–2.0	968	$1,931	$1.99	13d	12	1.36mi
14659 County Road 2191 Whitehouse, TX	2.0–3.0	2.0–2.5	1325	$1,995	$1.51	13d	3	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $175,000 Active 79 DOM
2. 2026-06-18
   days on market $175,000 Active 78 DOM
3. 2026-06-17
   days on market $175,000 Active 77 DOM
4. 2026-06-16
   days on market $175,000 Active 76 DOM
5. 2026-06-15
   days on market $175,000 Active 75 DOM
6. 2026-06-14
   days on market $175,000 Active 73 DOM
7. 2026-06-13
   days on market $175,000 Active 72 DOM
8. 2026-06-10
   days on market $175,000 Active 70 DOM
9. 2026-06-09
   days on market $175,000 Active 69 DOM
10. 2026-06-08
    days on market $175,000 Active 68 DOM
11. 2026-06-07
    days on market $175,000 Active 67 DOM
12. 2026-06-05
    days on market $175,000 Active 64 DOM
13. 2026-06-02
    days on market $175,000 Active 62 DOM
14. 2026-06-01
    days on market $175,000 Active 61 DOM
15. 2026-05-31
    days on market $175,000 Active 60 DOM
16. 2026-05-30
    pricedays on market $175,000 Active 59 DOM
17. 2026-04-13
    price $199,000 980-char remark

    Show marketing remark (980 chars)

    Discover a great opportunity in Tyler, Texas with this 3-bedroom, 2-bath estate mobile home offering 1,360 square feet of living space. Situated on a well-maintained lot, this property provides a peaceful setting with space to enjoy outdoor living while keeping maintenance simple. Inside, the home features a functional layout with a comfortable living area, a dedicated dining space, and a kitchen with ample cabinet storage. The primary suite includes a private bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. As an estate property, it presents a unique chance to update and add value to fit your vision. Lot rent is $615 per month and includes trash service, making for convenient and predictable expenses. Located with easy access to shopping, dining, and local amenities, this property offers both comfort and potential. Whether you’re investing or creating your own space, this Tyler home is ready for its next chapter.

18. 2026-04-13
    price $199,000 980-char remark

    Show marketing remark (980 chars)

    Discover a great opportunity in Tyler, Texas with this 3-bedroom, 2-bath estate mobile home offering 1,360 square feet of living space. Situated on a well-maintained lot, this property provides a peaceful setting with space to enjoy outdoor living while keeping maintenance simple. Inside, the home features a functional layout with a comfortable living area, a dedicated dining space, and a kitchen with ample cabinet storage. The primary suite includes a private bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. As an estate property, it presents a unique chance to update and add value to fit your vision. Lot rent is $615 per month and includes trash service, making for convenient and predictable expenses. Located with easy access to shopping, dining, and local amenities, this property offers both comfort and potential. Whether you’re investing or creating your own space, this Tyler home is ready for its next chapter.

19. 2026-04-02
    listed $209,000 Active 980-char remark

    Show marketing remark (980 chars)

    Discover a great opportunity in Tyler, Texas with this 3-bedroom, 2-bath estate mobile home offering 1,360 square feet of living space. Situated on a well-maintained lot, this property provides a peaceful setting with space to enjoy outdoor living while keeping maintenance simple. Inside, the home features a functional layout with a comfortable living area, a dedicated dining space, and a kitchen with ample cabinet storage. The primary suite includes a private bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. As an estate property, it presents a unique chance to update and add value to fit your vision. Lot rent is $615 per month and includes trash service, making for convenient and predictable expenses. Located with easy access to shopping, dining, and local amenities, this property offers both comfort and potential. Whether you’re investing or creating your own space, this Tyler home is ready for its next chapter.

20. 2026-04-01
    listed $209,000 Active 980-char remark

    Show marketing remark (980 chars)

    Discover a great opportunity in Tyler, Texas with this 3-bedroom, 2-bath estate mobile home offering 1,360 square feet of living space. Situated on a well-maintained lot, this property provides a peaceful setting with space to enjoy outdoor living while keeping maintenance simple. Inside, the home features a functional layout with a comfortable living area, a dedicated dining space, and a kitchen with ample cabinet storage. The primary suite includes a private bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. As an estate property, it presents a unique chance to update and add value to fit your vision. Lot rent is $615 per month and includes trash service, making for convenient and predictable expenses. Located with easy access to shopping, dining, and local amenities, this property offers both comfort and potential. Whether you’re investing or creating your own space, this Tyler home is ready for its next chapter.

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,077/yr (+$173/mo · 184.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,258
• − Mortgage interest: −$9,803
• − Property taxes: −$1,126
• − Insurance: −$875
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,091
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,138/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 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its resale and rental value. The kitchen and bathroom require updates, and landscaping improvements would significantly boost curb appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Kitchen countertops — Worn and dated appearance.
• Moderate Bathroom fixtures — Dated and worn appearance.
• Moderate Bathroom tile — Worn and dated appearance.

Value-add opportunities

• Both Update kitchen cabinets and countertops — Fresh cabinets and countertops will enhance both resale and rental value.
• Both Replace bathroom fixtures and tile — Fresh fixtures and tile will enhance both resale and rental value.
• Both Landscaping and curb appeal improvements — Improved landscaping will enhance curb appeal and potentially increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Kitchen countertops · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn appearance.	Moderate	$3,000–15,000
Bathroom tile · Worn and dated appearance.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Update kitchen cabinets and countertops — Fresh cabinets and countertops will enhance both resale and rental value. ↑
• Both Replace bathroom fixtures and tile — Fresh fixtures and tile will enhance both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — Improved landscaping will enhance curb appeal and potentially increase both resale and rental value. ↑

ⓘ 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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 of 826 in TX

Livability — Tyler

• Score: 75/100
• State rank: #147
• US rank: #4181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 127,842
• Metro: Tyler, TX
• Population (ZIP): 17,532
• Household income: $84,954
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 304.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.97%
• Current HPI: 196.577
• Rent YoY: ▲ 2.37%
• Metro: Tyler, 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

-4.8% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $199,000 LAAR
• 2026-04-13 Price Changed $199,000 GTAR
• 2026-04-02 Listed $209,000 GTAR
• 2026-04-01 Listed $209,000 LAAR