106 Summers Cir · Reno, TX 76020

$175,000

3 bd · 2.5 ba · 1,560 sqft · Manufactured public records · 59 Days on market

Built 2022 1.27 ac lot $112/sqft · 28% below area Est $244k · 28% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Country Dream Come True! A Beautiful brand new 3 bedroom 2 bath Champion home nestled on a 1.2+- acre lot. You will be surrounded by beautiful mature trees. Enjoy the 6x6 deck on the front of the home as well as a large 10 x 10 covered back deck for entertaining. Inside the home you will find that the home supports an open concept, allowing family and friends to gather. Home does come with all new appliances refrigerator, dishwasher, range and hot water heater). The home will be skirted with a beautiful matching metal skirting. The carport is 21' x20' and this property also includes a large 20'x30' shop with roll up door and walk in door placed on road base. All information is deemed reliable, buyer and buyers agent are responsible to verify all information including but not limited to lot dimensions, easements, school district and subdivision restrictions.

Key facts

• 1.27-acre property
• Separate outbuilding
• 2022-built home

Tags

• 1.27-ACRE PROPERTY
• 2022-BUILT HOME
• SINGLE-STORY DESIGN
• CARPORT
• SEPARATE OUTBUILDING
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Property is Real Estate Owned (special listing condition)
• Financial info: Listing accepts Cash, Conventional, FHA, FHA-203K, VA Loan; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car carport (covered)
• Utilities: Co-op water; Private sewer; Not in a municipal utility district
• Home design: Residential mobile home; Single-story
• Construction: Built in 2022; Vinyl siding; Siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Deck; Fenced front and back yards; Property on a cul-de-sac

Interior

• Kitchen: Eat-in kitchen; Built-in cabinets; Granite counters
• Bedrooms: Primary bedroom (level 1) with walk-in closet; Bedroom (level 1); Bedroom (level 1)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Built-in features; Eat-in kitchen; Granite counters; Walk-in closet(s); One living area; One dining area; Room count: 5; Levels: One
• Laundry & utility: Laundry area in kitchen; No appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/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: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.0% in Reno — 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 59/100 on livability (#1,131 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown Reno El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 372 students, 64% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 596 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 437 units permitted in Parker County in 2024 (0 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.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $243,587
• List price: $175,000
• Delta: -28.16%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Overland Trl	0.44mi	4/2.0 (+1)	1,568 (+0%)	5mo	$249,000	$159	67
128 Overland Trl	0.41mi	4/2.0 (+1)	1,568 (+0%)	7mo	$249,000	$159	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,388
• Equity at exit: $26,093

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $10,455
• 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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 596
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$335 /mo · $4,017/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $303

Break-even live

Break-even rent $1,678

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $402	-5% $352	+0% $303	+5% $253	+10% $204
Rent	-10% $140	-5% $221	+0% $303	+5% $384	+10% $466
Rate	-1.0pp $391	-0.5pp $347	base $303	+0.5pp $257	+1.0pp $211

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Hoover Ln Azle, TX	3.0	2.0	1500	$1,900	$1.27	0d	1	0.55mi
206 Hoover Ln Azle, TX	3.0	2.0	1400	$1,900	$1.36	0d	1	0.60mi

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 59 DOM
2. 2026-06-18
   days on market $175,000 Active 56 DOM
3. 2026-06-17
   days on market $175,000 Active 55 DOM
4. 2026-06-16
   days on market $175,000 Active 54 DOM
5. 2026-06-15
   days on market $175,000 Active 53 DOM
6. 2026-06-13
   days on market $175,000 Active 51 DOM
7. 2026-06-13
   days on market $175,000 Active 50 DOM
8. 2026-06-09
   days on market $175,000 Active 47 DOM
9. 2026-06-08
   days on market $175,000 Active 46 DOM
10. 2026-06-07
    days on market $175,000 Active 45 DOM
11. 2026-06-04
    days on market $175,000 Active 42 DOM
12. 2026-06-03
    days on market $175,000 Active 41 DOM
13. 2026-06-02
    days on market $175,000 Active 40 DOM
14. 2026-06-01
    days on market $175,000 Active 39 DOM
15. 2026-05-31
    days on market $175,000 Active 38 DOM
16. 2026-04-23
    listed $185,000 Active 464-char remark
17. 2022-10-28
    soldstatus Closed 876-char remark

    Show marketing remark (876 chars)

    A Country Dream Come True! A Beautiful brand new 3 bedroom 2 bath Champion home nestled on a 1.2+- acre lot. You will be surrounded by beautiful mature trees. Enjoy the 6x6 deck on the front of the home as well as a large 10 x 10 covered back deck for entertaining. Inside the home you will find that the home supports an open concept, allowing family and friends to gather. Home does come with all new appliances refrigerator, dishwasher, range and hot water heater). The home will be skirted with a beautiful matching metal skirting. The carport is 21' x20' and this property also includes a large 20'x30' shop with roll up door and walk in door placed on road base. All information is deemed reliable, buyer and buyers agent are responsible to verify all information including but not limited to lot dimensions, easements, school district and subdivision restrictions.

18. 2022-09-29
    status Pending 876-char remark

    Show marketing remark (876 chars)

    A Country Dream Come True! A Beautiful brand new 3 bedroom 2 bath Champion home nestled on a 1.2+- acre lot. You will be surrounded by beautiful mature trees. Enjoy the 6x6 deck on the front of the home as well as a large 10 x 10 covered back deck for entertaining. Inside the home you will find that the home supports an open concept, allowing family and friends to gather. Home does come with all new appliances refrigerator, dishwasher, range and hot water heater). The home will be skirted with a beautiful matching metal skirting. The carport is 21' x20' and this property also includes a large 20'x30' shop with roll up door and walk in door placed on road base. All information is deemed reliable, buyer and buyers agent are responsible to verify all information including but not limited to lot dimensions, easements, school district and subdivision restrictions.

19. 2022-09-28
    listed $272,000 Active 876-char remark

    Show marketing remark (876 chars)

    A Country Dream Come True! A Beautiful brand new 3 bedroom 2 bath Champion home nestled on a 1.2+- acre lot. You will be surrounded by beautiful mature trees. Enjoy the 6x6 deck on the front of the home as well as a large 10 x 10 covered back deck for entertaining. Inside the home you will find that the home supports an open concept, allowing family and friends to gather. Home does come with all new appliances refrigerator, dishwasher, range and hot water heater). The home will be skirted with a beautiful matching metal skirting. The carport is 21' x20' and this property also includes a large 20'x30' shop with roll up door and walk in door placed on road base. All information is deemed reliable, buyer and buyers agent are responsible to verify all information including but not limited to lot dimensions, easements, school district and subdivision restrictions.

20. 2022-08-01
    historical
21. 2022-07-02
    listed $55,000 Active
22. 2022-05-11
    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: $4,017 · $335/mo
• Projected year-2 tax: $4,017 · $335/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $24,733
• − Mortgage interest: −$9,803
• − Property taxes: −$4,017
• − Insurance: −$875
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$5,091
• Taxable income: $990
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,397/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Reno

• Score: 59/100
• State rank: #1131
• US rank: #20008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

+218.2% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $175,000 NTREIS
• 2026-04-23 Listed $185,000 NTREIS
• 2022-10-28 Sold (MLS) — NTREIS
• 2022-09-29 Pending — NTREIS
• 2022-09-28 Listed $272,000 NTREIS
• 2022-08-01 Listing Removed — NTREIS
• 2022-07-02 Listed $55,000 NTREIS
• 2022-05-11 Sold (Public Records) — Public Records

Property tax history

+16.3%/yr

Latest (2025): $4,017 · +1.7% YoY. Source: county tax records.