11906 Lakeway Dr · Tyler, TX 75704

$109,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 121 Days on market

Built 1977 0.62 ac lot ↓ 13% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

Key facts

• Vinyl flooring
• New carpet
• Large yard

Tags

• NEW CARPET
• VINYL FLOORING
• FRESHLY INSTALLED ROOF
• OPEN-CONCEPT LIVING AREA
• AMPLE CABINET SPACE
• LARGE YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-story manufactured home; Residential property
• Construction: Composition roof
• Exterior features: Covered porch; Workshop on the property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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+.
• Tyler ISD (urban): math 39% / reading 38% proficiency, ranked #449 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.61×
• Total profit: $18,831
• Equity at exit: $16,386

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $63,452
• Equity at exit: $9,502

Cash invested: $30,772 (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 75704

• Home prices YoY: -17.6%
• Active inventory: 191
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $576

Break-even live

Break-even rent $821

Max offer price $109,900

Occupancy floor 58%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12890 County Road 46 Tyler, TX	2.0	1.0	1500	$1,550	$1.03	43d	1	0.82mi

Listing history 11 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   status Pending 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

3. 2026-03-16
   price $109,900

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

4. 2026-03-16
   price $109,900 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

5. 2026-02-11
   price $119,900

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

6. 2026-02-11
   price $119,900 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

7. 2025-11-17
   price $125,900 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

8. 2025-10-18
   listed $139,900 Active 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

9. 2025-10-18
   listed $125,900 Active

   Show marketing remark (1047 chars)

   Welcome to this charming 3-bedroom, 2-bath mobile home located in Tyler, Texas, offering 1,938 square feet of comfortable living space on a spacious 0.617-acre lot. This well-maintained home features a thoughtful mix of modern updates and country charm. Inside, you’ll find brand-new carpet in the bedrooms, durable vinyl flooring in high-traffic areas, and a freshly installed roof providing peace of mind for years to come. The open-concept living area is ideal for family gatherings, with plenty of natural light and room to relax. The kitchen offers ample cabinet space and flows easily into the dining and living areas. Outside, you’ll enjoy a large yard with mature trees and a versatile workshop—perfect for hobbies, storage, or small business use. The generous lot size provides privacy and plenty of space for outdoor activities or future additions. Conveniently located near shopping, dining, and schools, this property combines modern updates with a peaceful East Texas lifestyle. Ready for move-in and priced to sell!

10. 2025-04-23
    soldstatus
11. 1992-11-13
    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: $317 · $26/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,694/yr (+$141/mo · 534.6%)

ⓘ 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 6/10 Major 7 d/yr ≥108°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: $18,600
• − Mortgage interest: −$6,156
• − Property taxes: −$317
• − Insurance: −$550
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$3,197
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,615/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: Tyler ISD
• NCES district ID: 4843470
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,090
• Composite: 32.69/100
• National rank: #5650
• State rank: #449 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

• City population: 127,842
• Population (ZIP): 9,280

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 26% Hispanic / Latino 17% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 1% Portuguese 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Spanish 15% Arabic 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: ▼ -46.96%
• Current HPI: 219.5206
• 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

-12.7% since first listed

11 events — show timeline

• 2026-04-17 Pending — LAAR
• 2026-04-10 Pending — GTAR
• 2026-03-16 Price Changed $109,900 LAAR
• 2026-03-16 Price Changed $109,900 GTAR
• 2026-02-11 Price Changed $119,900 LAAR
• 2026-02-11 Price Changed $119,900 GTAR
• 2025-11-17 Price Changed $125,900 GTAR
• 2025-10-18 Listed $139,900 GTAR
• 2025-10-18 Listed $125,900 LAAR
• 2025-04-23 Sold (Public Records) — Public Records
• 1992-11-13 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2024): $317 · +7.8% YoY. Source: county tax records.