5997 County Road 3214 · Lone Oak, TX 75453

$250,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 9 Days on market

Built 2002 5.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0

Listing remarks

Welcome to your serene slice of country living! Situated on a 5-acre lot in Hunt County, this manufactured home for sale at 5997 County Road 3214 offers the perfect blend of rural tranquility and accessible amenities. This charming 1,152-square-foot residence provides a comfortable, open layout, making it an excellent opportunity for anyone seeking Lone Oak TX real estate. This 5 acre lot presents endless possibilities, whether you dream of establishing a vibrant garden, raising chickens, keeping agricultural projects, or simply enjoying the expansive outdoor space and wide-open Texas skies. A spacious barn provides ample space for animals and equipment and is located near the large pond to

Key facts

• Near lake tawakoni
• 5 acre lot
• Spacious barn

Tags

• 5 ACRE LOT
• SPACIOUS BARN
• LARGE POND
• NEAR LAKE TAWAKONI
• NEAR WIND POINT PARK

Property features AI

Finance

• Other: 5.0-acre lot (FM road frontage; asphalt road access); Will not subdivide; Horse permitted; horse amenities include equipment barn, goat/sheep barn, holding pens
• Financial info: Listing terms: Cash or Conventional; Loan type treated as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking; Gravel parking; No garage / no covered carport
• Utilities: City water; Septic (including aerobic septic); Electricity connected
• Home design: Mobile home (residential); Property currently used for agricultural, hunting/fishing, livestock, poultry, sheep/goats; Property attached
• Construction: Built in 2002
• Exterior features: Covered patio/porch; RV hookup; Stable/Barn; Barn(s); Poultry coop; Barbed wire fencing; Grassed and partially wooded vegetation; Pasture; Tank/pond; Acreage, agricultural use

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Open floorplan; Cable TV available; 5 total rooms; 1 living area; 1 dining area; One level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (38.2% below list).
• Recommended offer: $155k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.2% in Lone Oak — 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 53/100 on livability (#1,438 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Lone Oak ISD (rural): math 42% / reading 43% proficiency, ranked #310 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lone Oak El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 489 students, 45% FRL); Lone Oak Middle (math 45% / reading 43%, grade D, #512 of 1,662 statewide, top 32%, 254 students, 48% FRL); Lone Oak H S (math 52% / reading 47%, grade D, #509 of 1,632 statewide, top 34%, 340 students, 43% FRL).
• Market conditions: 115 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,570 (38.2% 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. 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. 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: 0.62% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $117,614
• Equity at exit: $225,220

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $360,631
• Equity at exit: $485,695

Cash invested: $70,000 (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 75453

• Home prices YoY: 25.2%
• Active inventory: 115
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-289

Break-even live

Break-even rent $1,912

Max offer price $198,876

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-219	+0% $-289	+5% $-360	+10% $-431
Rent	-10% $-412	-5% $-350	+0% $-289	+5% $-228	+10% $-167
Rate	-1.0pp $-163	-0.5pp $-226	base $-289	+0.5pp $-354	+1.0pp $-420

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 9 DOM
2. 2026-06-18
   days on market $250,000 Active 6 DOM
3. 2026-06-17
   days on market $250,000 Active 5 DOM
4. 2026-06-16
   days on market $250,000 Active 4 DOM
5. 2026-06-15
   days on market $250,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $250,000 Active 1 DOM

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,431/yr (+$286/mo · 300.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $18,548
• − Mortgage interest: −$14,004
• − Property taxes: −$1,144
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$7,273
• Taxable loss: −$8,090
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-1,531/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: Lone Oak ISD
• NCES district ID: 4828020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $51,628
• Composite: 36.72/100
• National rank: #4593
• State rank: #310 of 826 in TX

Livability — Lone Oak

• Score: 53/100
• State rank: #1438
• US rank: #24556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,832

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Portuguese 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 51.45%
• Current HPI: 255.6167
• 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

+900.0% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $250,000 NTREIS
• 2026-06-09 Listed $25,000 NTREIS
• 2025-04-14 Sold (Public Records) — Public Records
• 2025-04-14 Sold (Public Records) — Public Records
• 2025-04-14 Sold (Public Records) — Public Records
• 1993-05-20 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,144 · +5.2% YoY. Source: county tax records.