8100 Lakeview Pkwy #15 · Rowlett, TX 75088

$25,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 1 Days on market

Built 1981 2.56 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks

Large grassy lot with shed & trees. Comfortable living while updating your private unit. Close to everything. Garland ISD.

Key facts

• Trees
• Garland isd
• Shed

Tags

• GRASSY LOT
• SHED
• TREES
• PRIVATE UNIT
• GARLAND ISD

Property features AI

Finance

• Other: Property subtype: Mobile Home; Zero lot designation; Will not subdivide
• Financial info: Listing terms include cash and conventional; Second mortgage: No; Loan type: Treat as clear
• HOA & community: No association; Community features: Other

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Mobile home (residential); Entry level: One; Year built: 1981; Preowned
• Construction: Metal roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Storage; Few trees; Large backyard with grass; No fencing

Interior

• Kitchen: Eat-in kitchen; Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; No central heating
• Interior features: Cable TV available; One living area; One dining area; Total of 4 rooms; Levels: One
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 69.8% vs local median 3.1% in Rowlett — 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, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents soft (-1.2%/yr); 300 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.57% ✓
• Cap rate: 69.79%
• Cash-on-cash: 226.77%
• DSCR: 11.09
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.67×
• Total profit: $74,681
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 22.74×
• Total profit: $152,194
• Equity at exit: $2,162

Cash invested: $7,000 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 300
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,323

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,340	-5% $1,331	+0% $1,323	+5% $1,314	+10% $1,306
Rent	-10% $1,173	-5% $1,248	+0% $1,323	+5% $1,398	+10% $1,472
Rate	-1.0pp $1,335	-0.5pp $1,329	base $1,323	+0.5pp $1,316	+1.0pp $1,310

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7006 Shipp Rd Unit 1056391P Rowlett, TX	2.0–8.0	1.0–5.5	3842	$3,605	$0.94	0d	2	0.87mi
4205 Dalrock Rd Rowlett, TX	1.0	1.0	702	$1,608	$2.29	7d	1	1.09mi
9701 Terra Lago Ct Rowlett, TX	3.0	1.0–2.0	1172	$1,995	$1.70	0d	58	1.10mi
9035 Minnow Mews Rowlett, TX	1.0–4.0	1.0–2.5	1232	$2,026	$1.64	1d	15	1.20mi
5501 Lakeview Pkwy Rowlett, TX	1.0–2.0	1.0–2.0	858	$1,795	$2.09	7d	10	1.46mi

Listing history 2 events

1. 2026-06-09
   remarks 124-char remark
2. 2026-06-09
   listed $25,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $22,718
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$727
• Taxable income: $16,455
• Est. tax owed @ 24.0%: −$3,949
• After-tax cash flow: $11,925/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

1 event — show timeline

• 2026-06-08 Listed $25,000 NTREIS

Property tax history

-6.4%/yr

Latest (2025): $13 · +6.7% YoY. Source: county tax records.