316 Summit Dr · Springtown, TX 76082

$190,000

5 bd · 4.0 ba · 2,204 sqft · Manufactured public records · 63 Days on market

Built 1996 1.01 ac lot $86/sqft · at area comps

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.4/5.0
• 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

Located on a 1-acre corner lot in Springtown, TX, this property sits outside city limits and offers a range of possibilities. With two mobile homes already on site, it’s well-suited for those looking to generate income, accommodate multiple living arrangements, or explore future development options. The generous lot size provides plenty of room for parking, outdoor projects, or additional improvements. Existing utilities add convenience for those considering updates or new construction. Whether you’re planning to renovate, replace, or build a new home, this property offers the space and flexibility to bring your vision to life. A great opportunity to own land with multiple potential uses in a more open, less restricted setting, while still being within a reasonable distance to local amenities. Selling AS IS!

Key facts

• 1 acre corner lot
• Existing utilities
• Two mobile homes

Tags

• 1 ACRE CORNER LOT
• TWO MOBILE HOMES
• EXISTING UTILITIES
• MULTIPLE POTENTIAL USES

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.4% in Springtown — 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 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, schools D, amenities F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 519 active listings in the ZIP; solid renter incomes; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.23% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (median comp): $96,848
• List price: $190,000
• Delta: 96.18%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,399
• Equity at exit: $28,330

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $28,319
• Equity at exit: $16,428

Cash invested: $53,200 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 519
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$373 /mo · $4,477/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $397

Break-even live

Break-even rent $1,834

Max offer price $190,000

Occupancy floor 78%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $190,000 Active 63 DOM
2. 2026-06-17
   days on market $190,000 Active 62 DOM
3. 2026-06-16
   days on market $190,000 Active 61 DOM
4. 2026-06-15
   days on market $190,000 Active 60 DOM
5. 2026-06-13
   days on market $190,000 Active 58 DOM
6. 2026-06-13
   days on market $190,000 Active 57 DOM
7. 2026-06-09
   days on market $190,000 Active 54 DOM
8. 2026-06-08
   days on market $190,000 Active 53 DOM
9. 2026-06-07
   pricedays on market $190,000 Active 52 DOM
10. 2026-06-04
    days on market $200,000 Active 49 DOM
11. 2026-06-03
    days on market $200,000 Active 48 DOM
12. 2026-06-02
    days on market $200,000 Active 47 DOM
13. 2026-06-01
    days on market $200,000 Active 46 DOM
14. 2026-05-31
    days on market $200,000 Active 45 DOM
15. 2026-05-07
    price $205,000 838-char remark

    Show marketing remark (838 chars)

    Located on a 1-acre corner lot in Springtown, TX, this property sits outside city limits and offers a range of possibilities. With two mobile homes already on site, it’s well-suited for those looking to generate income, accommodate multiple living arrangements, or explore future development options. The generous lot size provides plenty of room for parking, outdoor projects, or additional improvements. Existing utilities add convenience for those considering updates or new construction. Whether you’re planning to renovate, replace, or build a new home, this property offers the space and flexibility to bring your vision to life. A great opportunity to own land with multiple potential uses in a more open, less restricted setting, while still being within a reasonable distance to local amenities. Selling AS IS!

16. 2026-04-16
    listed $210,000 Active 838-char remark

    Show marketing remark (838 chars)

    Located on a 1-acre corner lot in Springtown, TX, this property sits outside city limits and offers a range of possibilities. With two mobile homes already on site, it’s well-suited for those looking to generate income, accommodate multiple living arrangements, or explore future development options. The generous lot size provides plenty of room for parking, outdoor projects, or additional improvements. Existing utilities add convenience for those considering updates or new construction. Whether you’re planning to renovate, replace, or build a new home, this property offers the space and flexibility to bring your vision to life. A great opportunity to own land with multiple potential uses in a more open, less restricted setting, while still being within a reasonable distance to local amenities. Selling AS IS!

17. 2022-08-15
    soldstatus Closed 456-char remark

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

18. 2022-08-15
    soldstatus

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

19. 2022-07-27
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

20. 2022-07-16
    historical Active Option Contract 456-char remark

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

21. 2022-07-08
    price $119,900 456-char remark

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

22. 2022-06-16
    listed $125,000 Active 456-char remark

    Show marketing remark (456 chars)

    Over one acre corner lot in a quiet neighborhood; and just outside city limits of Springtown! The property is improved with 1000 gallon sceptic, Walnut Creek Water, and electric running to the property. This would be a great building site. Many mature trees wrapped around the property, and there is lots of room to create your lifestyle. There is a 20x18 metal carport, 14x8 storage shed with concrete floor, and another building 12x8 with wood floor.

23. 2022-04-05
    soldstatus
24. 2022-04-04
    soldstatus Closed
25. 2022-03-24
    status Pending
26. 2022-03-19
    historical Active Option Contract
27. 2022-03-15
    price $99,900
28. 2022-03-01
    listed $106,900 Active
29. 2018-08-27
    soldstatus
30. 1983-08-06
    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: $4,477 · $373/mo
• Projected year-2 tax: $4,477 · $373/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,031
• − Mortgage interest: −$10,643
• − Property taxes: −$4,477
• − Insurance: −$950
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$5,527
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $4,293/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.65%
• Current HPI: 262.1991
• 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

+91.8% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $205,000 NTREIS
• 2026-04-16 Listed $210,000 NTREIS
• 2022-08-15 Sold (Public Records) — Public Records
• 2022-08-15 Sold (MLS) — NTREIS
• 2022-07-27 Pending — NTREIS
• 2022-07-16 Contingent — NTREIS
• 2022-07-08 Price Changed $119,900 NTREIS
• 2022-06-16 Listed $125,000 NTREIS
• 2022-04-05 Sold (Public Records) — Public Records
• 2022-04-04 Sold (MLS) — NTREIS
• 2022-03-24 Pending — NTREIS
• 2022-03-19 Contingent — NTREIS
• 2022-03-15 Price Changed $99,900 NTREIS
• 2022-03-01 Listed $106,900 NTREIS
• 2018-08-27 Sold (Public Records) — Public Records
• 1983-08-06 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $4,477 · +38.8% YoY. Source: county tax records.