843 County Road 4900 · Trenton, TX 75490

$225,000

4 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 41 Days on market

Built 1994 2.51 ac lot

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Why this score? — see what drove the C- 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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gorgeous double-wide home on 2.5 acres. Home features large family room open to the kitchen and dining, Large kitchen with all builtin appliances, lots cabinets and room for a work island, breakfast room and also formal dining room. Large Master Suite with corner garden tub, separate shower and double closets. Nicely sized 3 bedrooms and bath with game room or family room with closet which could be used as 5th bedroom. Wrap around front covered porch, property is fenced and cross-fenced for animals, about a 2 acre pasture in the back perfect for horses. Home is in excellent condition.

Key facts

• Split bedroom design
• Wrap-around porch
• Flex room

Tags

• WRAP-AROUND PORCH
• DETACHED GARAGE
• CONCRETE STORM SHELTER
• OPEN-CONCEPT LAYOUT
• SPLIT BEDROOM DESIGN
• FLEX ROOM

Property features AI

Finance

• Other: Property is on approximately 2.507 acres (lot dimensions 161 x 709); Utilities easement present; Horse permitted
• Financial info: Listing terms: Cash, Conventional, Other; Loan type treated as clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage; Driveway and open/outside parking
• Security: Fire alarm; Smoke detectors; Audio and video surveillance present
• Utilities: Co-op water; Individual water meter; Septic system; Gravel/rock access; Outside city limits / unincorporated
• Home design: Manufactured home (Residential); One story; No attached units; Year built 1994; No restrictions
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation
• Exterior features: Covered deck; Covered porch(es); Deck; Cross-fenced yard; Large backyard with grass; Few trees; Pasture; Interior lot

Interior

• Kitchen: Dishwasher; Electric range; Breakfast bar; Built-in cabinets; Pantry; Solid-surface countertops
• Bedrooms: 4 bedrooms (all on the main level); Split-bedroom layout
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks, separate shower and garden tub, built-in cabinets and linen closet
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air conditioning (electric)
• Interior features: High-speed internet available; Window coverings; Fireplace in living area; Two living areas; Two dining areas; 12 total rooms; One-level floorplan
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room with drip/dry area and space for a freezer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $20 ($243/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.1% below list).
• Recommended offer: $200k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% in Trenton — 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 59/100 on livability (#1,108 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Trenton ISD (rural): math 27% / reading 43% proficiency, ranked #483 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trenton El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 299 students, 46% FRL).
• Market conditions: 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fannin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (11.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $123,863
• Equity at exit: $202,698

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $363,808
• Equity at exit: $437,126

Cash invested: $63,000 (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 75490

• Home prices YoY: 5.6%
• Active inventory: 165
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $20

Break-even live

Break-even rent $1,974

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $148	-5% $84	+0% $20	+5% $-43	+10% $-107
Rent	-10% $-138	-5% $-59	+0% $20	+5% $99	+10% $178
Rate	-1.0pp $134	-0.5pp $77	base $20	+0.5pp $-38	+1.0pp $-97

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Sunnyside Dr Unit B Trenton, TX	3.0	3.5	1673	$2,000	$1.20	2d	1	1.27mi

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 41 DOM
2. 2026-06-17
   days on market $225,000 Active 40 DOM
3. 2026-06-16
   days on market $225,000 Active 39 DOM
4. 2026-06-16
   price $225,000 Active 38 DOM
5. 2026-06-15
   days on market $237,500 Active 38 DOM
6. 2026-06-13
   days on market $237,500 Active 36 DOM
7. 2026-06-09
   days on market $237,500 Active 32 DOM
8. 2026-06-08
   days on market $237,500 Active 31 DOM
9. 2026-06-07
   days on market $237,500 Active 30 DOM
10. 2026-06-04
    days on market $237,500 Active 27 DOM
11. 2026-06-03
    days on market $237,500 Active 26 DOM
12. 2026-06-02
    days on market $237,500 Active 25 DOM
13. 2026-06-01
    days on market $237,500 Active 24 DOM
14. 2026-05-31
    days on market $237,500 Active 23 DOM
15. 2026-05-08
    listed $250,000 Active 1917-char remark
16. 2017-11-06
    soldstatus
17. 2017-11-03
    soldstatus Sold 591-char remark

    Show marketing remark (591 chars)

    Gorgeous double-wide home on 2.5 acres. Home features large family room open to the kitchen and dining, Large kitchen with all builtin appliances, lots cabinets and room for a work island, breakfast room and also formal dining room. Large Master Suite with corner garden tub, separate shower and double closets. Nicely sized 3 bedrooms and bath with game room or family room with closet which could be used as 5th bedroom. Wrap around front covered porch, property is fenced and cross-fenced for animals, about a 2 acre pasture in the back perfect for horses. Home is in excellent condition.

18. 2017-10-09
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Gorgeous double-wide home on 2.5 acres. Home features large family room open to the kitchen and dining, Large kitchen with all builtin appliances, lots cabinets and room for a work island, breakfast room and also formal dining room. Large Master Suite with corner garden tub, separate shower and double closets. Nicely sized 3 bedrooms and bath with game room or family room with closet which could be used as 5th bedroom. Wrap around front covered porch, property is fenced and cross-fenced for animals, about a 2 acre pasture in the back perfect for horses. Home is in excellent condition.

19. 2017-09-26
    historical Active Option Contract 591-char remark

    Show marketing remark (591 chars)

    Gorgeous double-wide home on 2.5 acres. Home features large family room open to the kitchen and dining, Large kitchen with all builtin appliances, lots cabinets and room for a work island, breakfast room and also formal dining room. Large Master Suite with corner garden tub, separate shower and double closets. Nicely sized 3 bedrooms and bath with game room or family room with closet which could be used as 5th bedroom. Wrap around front covered porch, property is fenced and cross-fenced for animals, about a 2 acre pasture in the back perfect for horses. Home is in excellent condition.

20. 2017-09-20
    listed $137,500 Active 591-char remark

    Show marketing remark (591 chars)

    Gorgeous double-wide home on 2.5 acres. Home features large family room open to the kitchen and dining, Large kitchen with all builtin appliances, lots cabinets and room for a work island, breakfast room and also formal dining room. Large Master Suite with corner garden tub, separate shower and double closets. Nicely sized 3 bedrooms and bath with game room or family room with closet which could be used as 5th bedroom. Wrap around front covered porch, property is fenced and cross-fenced for animals, about a 2 acre pasture in the back perfect for horses. Home is in excellent condition.

21. 2007-06-14
    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: $3,433 · $286/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$684/yr (+$57/mo · 19.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 20 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: $24,000
• − Mortgage interest: −$12,603
• − Property taxes: −$3,433
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,545
• Taxable loss: −$3,547
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $1,094/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: Trenton ISD
• NCES district ID: 4843140
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,383
• Composite: 31.38/100
• National rank: #5993
• State rank: #483 of 826 in TX

Livability — Trenton

• Score: 59/100
• State rank: #1108
• US rank: #19614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,024

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 33,423 people
• By 2030: 33,035 · -1.2%
• By 2040: 32,250 · -3.5%
• By 2050: 31,462 · -5.9%
• By 2075: 29,447 · -11.9%
• By 2100: 25,459 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+67.4) · D 15.9% · R 83.3%
• 2008→2024 swing: -27.8pp toward R · 2008: -39.6pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+63.4 2016: R+61.9 2012: R+52.5 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 301.2127
• 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

+63.6% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $225,000 NTREIS
• 2026-05-26 Price Changed $237,500 NTREIS
• 2026-05-08 Listed $250,000 NTREIS
• 2017-11-06 Sold (Public Records) — Public Records
• 2017-11-03 Sold (MLS) — NTREIS
• 2017-10-09 Pending — NTREIS
• 2017-09-26 Contingent — NTREIS
• 2017-09-20 Listed $137,500 NTREIS
• 2007-06-14 Sold (Public Records) — Public Records

Property tax history

+15.1%/yr

Latest (2025): $3,433 · +4.7% YoY. Source: county tax records.