Real Deal Plan · Greenville, TX 75402

$97,999

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 353 Days on market

Good condition

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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 +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Real Deal, a thoughtfully designed double-wide home offering 1,300 sq ft of beautifully connected living space. This home features 3 spacious bedrooms, including a generous primary suite with a private bath that showcases a separate tub and shower, plus double sinks-perfect for busy mornings. The heart of the home is its open-concept living area, seamlessly blending a bright living room, a dining space surrounding a versatile kitchen island, and a casual breakfast bar-ideal for hosting friends or relaxing with family. The well-appointed kitchen also includes an entertainment unit area, catering to streamlined daily living and effortless gatherings. Designed for comfort and practicality, the layout offers a split bedroom floor plan, ensuring privacy between the master suite and guest bedrooms, along with an additional full bathroom. With thoughtful features like separate tub and shower in the primary bath, this home combines elegant style with smart functionality-making it a standout choice for modern living.

Key facts

• Casual breakfast bar
• Listed 353 days

Tags

• OPEN-CONCEPT LIVING AREA
• VERSATILE KITCHEN ISLAND
• CASUAL BREAKFAST BAR
• ENTERTAINMENT UNIT AREA
• SPLIT BEDROOM FLOOR PLAN
• SEPARATE TUB AND SHOWER

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.1% in Greenville — 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 77/100 on livability (#78 in TX, #2,719 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, commute F.
• Greenville ISD (town): math 20% / reading 26% proficiency, ranked #743 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.0%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,239 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.89% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.51%
• DSCR: 2.54
• GRM: 4.4

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: 26.5%
• Equity multiple: 2.06×
• Total profit: $28,974
• Equity at exit: $14,612

10-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $69,046
• Equity at exit: $8,473

Cash invested: $27,440 (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 75402

• Rents YoY: -1.0%
• Active inventory: 295
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $789

Break-even live

Break-even rent $857

Max offer price $97,999

Occupancy floor 52%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Timberside Dr Greenville, TX	3.0	2.0	1776	$1,925	$1.08	1d	1	1.16mi
2410 Jack Finney Blvd Greenville, TX	1.0–3.0	1.0–2.0	943	$1,680	$1.78	1d	8	1.16mi

Listing history 15 events

1. 2026-06-18
   days on market $97,999 Active 353 DOM
2. 2026-06-17
   days on market $97,999 Active 352 DOM
3. 2026-06-16
   days on market $97,999 Active 351 DOM
4. 2026-06-15
   days on market $97,999 Active 350 DOM
5. 2026-06-13
   days on market $97,999 Active 348 DOM
6. 2026-06-09
   days on market $97,999 Active 344 DOM
7. 2026-06-08
   days on market $97,999 Active 343 DOM
8. 2026-06-07
   days on market $97,999 Active 342 DOM
9. 2026-06-04
   days on market $97,999 Active 339 DOM
10. 2026-06-03
    days on market $97,999 Active 338 DOM
11. 2026-06-02
    days on market $97,999 Active 337 DOM
12. 2026-06-01
    days on market $97,999 Active 336 DOM
13. 2026-05-31
    days on market $97,999 Active 335 DOM
14. 2026-03-11
    price $97,999 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to The Real Deal, a thoughtfully designed double-wide home offering 1,300 sq ft of beautifully connected living space. This home features 3 spacious bedrooms, including a generous primary suite with a private bath that showcases a separate tub and shower, plus double sinks-perfect for busy mornings. The heart of the home is its open-concept living area, seamlessly blending a bright living room, a dining space surrounding a versatile kitchen island, and a casual breakfast bar-ideal for hosting friends or relaxing with family. The well-appointed kitchen also includes an entertainment unit area, catering to streamlined daily living and effortless gatherings. Designed for comfort and practicality, the layout offers a split bedroom floor plan, ensuring privacy between the master suite and guest bedrooms, along with an additional full bathroom. With thoughtful features like separate tub and shower in the primary bath, this home combines elegant style with smart functionality-making it a standout choice for modern living.

15. 2025-06-30
    listed $95,000 Active 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to The Real Deal, a thoughtfully designed double-wide home offering 1,300 sq ft of beautifully connected living space. This home features 3 spacious bedrooms, including a generous primary suite with a private bath that showcases a separate tub and shower, plus double sinks-perfect for busy mornings. The heart of the home is its open-concept living area, seamlessly blending a bright living room, a dining space surrounding a versatile kitchen island, and a casual breakfast bar-ideal for hosting friends or relaxing with family. The well-appointed kitchen also includes an entertainment unit area, catering to streamlined daily living and effortless gatherings. Designed for comfort and practicality, the layout offers a split bedroom floor plan, ensuring privacy between the master suite and guest bedrooms, along with an additional full bathroom. With thoughtful features like separate tub and shower in the primary bath, this home combines elegant style with smart functionality-making it a standout choice for modern living.

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

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 ≥111°F today · 21 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: $22,276
• − Mortgage interest: −$5,489
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$2,851
• Taxable income: $8,411
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $7,452/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 · 12 photos

Good 80/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Resale Painting exterior — Enhances curb appeal and value
• Resale Landscaping improvements — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior — Enhances curb appeal and value ↑
• Resale Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑

ⓘ 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: Greenville ISD
• NCES district ID: 4821720
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $41,374
• Composite: 19.56/100
• National rank: #8759
• State rank: #743 of 826 in TX

Livability — Greenville

• Score: 77/100
• State rank: #78
• US rank: #2719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 20,098
• Household income: $77,877
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 361.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -141.52%
• Current HPI: 232.0505
• Rent YoY: ▼ -1.00%
• 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

+3.2% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $97,999 Zillow
• 2025-06-30 Listed $95,000 Zillow