4944 County Road 3506 · Greenville, TX 75474

$249,900

4 bd · 2.0 ba · 736 sqft · Manufactured public records · 60 Days on market

Built 1996 Poor condition 8.81 ac lot $340/sqft · 101% above area Est $359k · 30% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• Condition / age +1.0/5.0

Listing remarks

Situated on 8.8 acres in rural Hunt County, this property offers a unique opportunity for investors or buyers looking to create value through renovation. The 2,126 SF doublewide home is in poor condition and will require significant repairs, but the groundwork is in place for a rewarding project. Multiple barns and storage buildings provide added utility for agricultural, workshop, or equipment use. The land is fenced and cross-fenced, making it well-suited for livestock or rural living. Priced below assessed value and offered strictly as-is, this property presents strong upside potential for those ready to put in the work. 7.8 acres of the propert are Ag exempt, making the tax burden low.

Key facts

• Multiple barns
• Storage buildings
• 8.8 acres

Tags

• 8.8 ACRES
• MULTIPLE BARNS
• STORAGE BUILDINGS
• FENCED AND CROSS-FENCED
• AG EXEMPT

Property features AI

Finance

• Other: Property has agricultural exemption; Current use includes agricultural, horses, livestock, and mobile home; Will not subdivide
• Financial info: Listing accepts cash and conventional terms
• HOA & community: No association

Exterior

• Parking: Driveway; Gravel parking
• Utilities: Electricity connected; Asphalt and electricity listed under utilities; No municipal utility district
• Home design: Single family residence; One story; Residential use with agricultural/equine potential; Suitable for horses and livestock; Multi-parcel property
• Construction: Built in 1996; Siding exterior; Asphalt roof; Pillar/post/pier foundation; Three barns on the property
• Exterior features: Rear porch; Dog run; Stable/barn; Fenced; Cross-fenced; Barbed wire fencing; One tank/pond on property; Utilities easement present; County road frontage; Asphalt road surface

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall/window cooling units
• Interior features: High speed internet available; Two living areas; One dining area; Room count: 6
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (34.7% below list).
• Recommended offer: $163k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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, commute 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: 336 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 60 days — a 3% lower offer ($242k) 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,289 (34.7% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.65% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 12.8

CMA / ARV

• ARV (median comp): $358,881
• List price: $249,900
• Delta: -30.37%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $124,483
• Equity at exit: $225,130

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $375,351
• Equity at exit: $485,501

Cash invested: $69,972 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-180

Break-even live

Break-even rent $1,861

Max offer price $218,043

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-110	+0% $-180	+5% $-251	+10% $-322
Rent	-10% $-309	-5% $-245	+0% $-180	+5% $-116	+10% $-51
Rate	-1.0pp $-54	-0.5pp $-117	base $-180	+0.5pp $-245	+1.0pp $-311

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $249,900 Active 60 DOM
2. 2026-06-18
   days on market $249,900 Active 57 DOM
3. 2026-06-18
   price $249,900 Active 56 DOM
4. 2026-06-17
   days on market $259,900 Active 56 DOM
5. 2026-06-16
   days on market $259,900 Active 55 DOM
6. 2026-06-15
   days on market $259,900 Active 54 DOM
7. 2026-06-13
   days on market $259,900 Active 52 DOM
8. 2026-06-09
   days on market $259,900 Active 48 DOM
9. 2026-06-08
   days on market $259,900 Active 47 DOM
10. 2026-06-07
    days on market $259,900 Active 46 DOM
11. 2026-06-04
    days on market $259,900 Active 43 DOM
12. 2026-06-03
    days on market $259,900 Active 42 DOM
13. 2026-06-02
    days on market $259,900 Active 41 DOM
14. 2026-06-01
    days on market $259,900 Active 40 DOM
15. 2026-05-31
    days on market $259,900 Active 39 DOM
16. 2026-05-15
    price $259,900 1315-char remark
17. 2026-04-22
    listed $269,900 Active 1315-char remark

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$3,905/yr (+$325/mo · 584.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $19,595
• − Mortgage interest: −$13,998
• − Property taxes: −$668
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$7,270
• Taxable loss: −$6,726
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-550/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 · 1 photo

Poor 20/100 Extensive rehab

This 2,126 SF doublewide manufactured home on 8.8 acres in rural Hunt County requires extensive repairs and maintenance, but presents strong upside potential for investors ready to put in the work.

Repairs flagged

• Major siding — Weathered and in poor condition
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and exterior maintenance — Improves curb appeal and property value
• Both exterior siding repair — Enhances property appearance and value
• Both HVAC/mechanical inspection and repair — Ensures comfort and energy efficiency
• Both interior painting and repairs — Enhances property appearance and value
• Both bathroom and kitchen updates — Improves functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and in poor condition	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both exterior siding repair — Enhances property appearance and value ↑
• Both HVAC/mechanical inspection and repair — Ensures comfort and energy efficiency ↑
• Both interior painting and repairs — Enhances property appearance and value ↑
• Both bathroom and kitchen updates — Improves functionality and value ↑

ⓘ 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: 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 — 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): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

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 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▲ 33.95%
• Current HPI: 484.21
• Rent YoY: —
• 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

-7.4% since first listed

3 events — show timeline

• 2026-06-18 Price Changed $249,900 NTREIS
• 2026-05-15 Price Changed $259,900 NTREIS
• 2026-04-22 Listed $269,900 NTREIS

Property tax history

-17.7%/yr

Latest (2025): $668 · -39.7% YoY. Source: county tax records.