111 Northaven Ln · Knollwood, TX 75092

$50,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 58 Days on market

Built 2017 Good condition $32/sqft · 83% below area ↓ 48% since listing

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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 +3.8/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained doublewide mobile home offering 3 bedrooms, 2 bathrooms, and a functional open-concept layout with two spacious living areas—perfect for everyday living and entertaining. The split-bedroom design provides added privacy, while the primary suite features a generously sized closet and comfortable retreat space. The kitchen is equipped with a brand-new stainless steel dishwasher and stove, plus a refrigerator and flows seamlessly into the main living area. A large, dedicated laundry-utility room adds convenience and extra storage. Recent exterior improvements include brand-new siding and a new roof, providing peace of mind for the next owner. The seller is also offering a $3,500 concession toward flooring, allowing buyers the opportunity to add their own personal touch. Located just minutes from the town center, this home is situated in a community that offers fantastic amenities including a playground, swimming pool, basketball court, and community center. Please note! The home is situated on leased land (land is not owned). Buyer must apply for and receive approval from the mobile home park prior to closing. A solid home with great space and layout—ready for its next owner!

Key facts

• Split-bedroom design
• Open-concept layout
• Community pool

Tags

• OPEN-CONCEPT LAYOUT
• TWO SPACIOUS LIVING AREAS
• SPLIT-BEDROOM DESIGN
• GENEROUSLY SIZED CLOSET
• DEDICATED LAUNDRY-UTILITY ROOM
• RECENT EXTERIOR IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent runs 30% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,500 (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: 3.45% ✓
• Cap rate: 30.74%
• Cash-on-cash: 87.29%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (median comp): $285,932
• List price: $50,000
• Delta: -82.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Cannon Ln	0.06mi	4/2.0 (+1)	1,768 (+13%)	13mo	$104,000	$59	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 84.4%
• Equity multiple: 4.69×
• Total profit: $51,728
• Equity at exit: $7,455

10-year hold

• IRR: 86.9%
• Equity multiple: 8.79×
• Total profit: $109,118
• Equity at exit: $4,323

Cash invested: $14,000 (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 75092

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

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,018

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Cannon Ln Knollwood, TX	3.0	2.0	1116	$1,300	$1.16	44d	1	0.11mi
5111 N Travis St Sherman, TX	1.0–2.0	1.0–2.0	859	$1,075	$1.25	21d	18	0.19mi
601 Graham Dr Sherman, TX	1.0–3.0	1.0–2.0	1119	$2,526	$2.26	21d	68	0.42mi
4909 Sweetbay Rd Sherman, TX	3.0	2.5	2006	$2,200	$1.10	21d	1	0.42mi
4901 Sweetbay Rd Sherman, TX	3.0	2.5	2038	$2,300	$1.13	44d	1	0.44mi
100 W North Creek Dr Sherman, TX	3.0	2.0	1600	$2,100	$1.31	21d	1	0.50mi
4409 Augusta Cir Sherman, TX	3.0	2.0	1501	$2,100	$1.40	44d	1	0.73mi
4723 N Loy Lake Rd Sherman, TX	3.0	1.5	1475	$1,500	$1.02	21d	1	0.87mi
211 E Canyon Grove Rd Knollwood, TX	1.0–3.0	1.0–2.0	953	$1,650	$1.73	21d	10	0.90mi
1111 Gallagher Dr Sherman, TX	2.0	1.0–2.0	1050	$1,714	$1.63	21d	26	1.21mi
3813 Melrose Trl Sherman, TX	3.0	3.0	2180	$2,450	$1.12	44d	1	1.31mi
3018 Serenity Ln Sherman, TX	3.0	2.0	1156	$1,825	$1.58	44d	1	1.49mi

Listing history 32 events

1. 2026-06-19
   days on market $50,000 Active 58 DOM
2. 2026-06-18
   days on market $50,000 Active 57 DOM
3. 2026-06-17
   days on market $50,000 Active 56 DOM
4. 2026-06-16
   days on market $50,000 Active 55 DOM
5. 2026-06-15
   days on market $50,000 Active 54 DOM
6. 2026-06-14
   days on market $50,000 Active 52 DOM
7. 2026-06-13
   days on market $50,000 Active 51 DOM
8. 2026-06-10
   days on market $50,000 Active 49 DOM
9. 2026-06-09
   days on market $50,000 Active 48 DOM
10. 2026-06-08
    days on market $50,000 Active 47 DOM
11. 2026-06-07
    days on market $50,000 Active 46 DOM
12. 2026-06-03
    days on market $50,000 Active 42 DOM
13. 2026-06-02
    days on market $50,000 Active 41 DOM
14. 2026-06-01
    days on market $50,000 Active 40 DOM
15. 2026-05-31
    days on market $50,000 Active 39 DOM
16. 2026-05-30
    pricedays on market $50,000 Active 38 DOM
17. 2026-04-22
    listed $55,000 Active 1224-char remark

    Show marketing remark (1224 chars)

    Well-maintained doublewide mobile home offering 3 bedrooms, 2 bathrooms, and a functional open-concept layout with two spacious living areas—perfect for everyday living and entertaining. The split-bedroom design provides added privacy, while the primary suite features a generously sized closet and comfortable retreat space. The kitchen is equipped with a brand-new stainless steel dishwasher and stove, plus a refrigerator and flows seamlessly into the main living area. A large, dedicated laundry-utility room adds convenience and extra storage. Recent exterior improvements include brand-new siding and a new roof, providing peace of mind for the next owner. The seller is also offering a $3,500 concession toward flooring, allowing buyers the opportunity to add their own personal touch. Located just minutes from the town center, this home is situated in a community that offers fantastic amenities including a playground, swimming pool, basketball court, and community center. Please note! The home is situated on leased land (land is not owned). Buyer must apply for and receive approval from the mobile home park prior to closing. A solid home with great space and layout—ready for its next owner!

18. 2026-03-14
    listed $1,650
19. 2026-02-27
    historical
20. 2026-02-16
    listed $75,000 Active
21. 2026-02-10
    historical $1,650
22. 2026-01-01
    listed $1,650
23. 2026-01-01
    historical $1,650
24. 2025-12-21
    historical $1,650
25. 2025-12-18
    listed $1,650
26. 2025-12-12
    listed $1,650
27. 2025-12-12
    historical $1,650
28. 2025-11-15
    listed $1,650
29. 2025-09-29
    historical
30. 2025-09-22
    price $85,000
31. 2025-08-23
    price $95,000
32. 2025-07-31
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,718
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$1,455
• Taxable income: $12,148
• Est. tax owed @ 24.0%: −$2,916
• After-tax cash flow: $9,305/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained doublewide mobile home is in good condition with recent exterior improvements, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value.
• Both Install smart home devices — Enhances convenience and marketability for buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value. ↑
• Both Install smart home devices — Enhances convenience and marketability for buyers and renters. ↑

ⓘ 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: 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

-47.6% since first listed

16 events — show timeline

• 2026-04-22 Listed $55,000 NTREIS
• 2026-03-14 Listed for Rent $1,650 SHOWMOJO
• 2026-02-27 Listing Removed — NTREIS
• 2026-02-16 Listed $75,000 NTREIS
• 2026-02-10 Rental Removed $1,650 NTREIS
• 2026-01-01 Listed for Rent $1,650 NTREIS
• 2026-01-01 Rental Removed $1,650 SHOWMOJO
• 2025-12-21 Rental Removed $1,650 NTREIS
• 2025-12-18 Listed for Rent $1,650 NTREIS
• 2025-12-12 Listed for Rent $1,650 SHOWMOJO
• 2025-12-12 Rental Removed $1,650 NTREIS
• 2025-11-15 Listed for Rent $1,650 NTREIS
• 2025-09-29 Listing Removed — NTREIS
• 2025-09-22 Price Changed $85,000 NTREIS
• 2025-08-23 Price Changed $95,000 NTREIS
• 2025-07-31 Listed $105,000 NTREIS