5826 Waddell St · Sansom Park, TX 76114

$140,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 84 Days on market

Built 1993 0.33 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, versatility, and a great investment opportunity? This mobile home sits toward the back of a generous lot, leaving plenty of room up front to build, expand, or enjoy a wide open yard. The home has been thoughtfully converted into a duplex, with each side offering its own primary bedroom, full bath, kitchen, and living area. It’s a perfect setup to live on one side while renting out the other, hosting extended family, or creating two independent living spaces. Come take a look at this unique property and imagine the possibilities.

Key facts

• Generous lot
• Kitchen
• Living area

Tags

• GENEROUS LOT
• CONVERTED INTO A DUPLEX
• PRIMARY BEDROOM
• FULL BATH
• KITCHEN
• LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#403 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Lake Worth ISD (suburban): math 12% / reading 22% proficiency, ranked #801 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marilyn Miller Language Academy (math 12% / reading 19%, grade F, #3,990 of 4,322 statewide, top 93%, 507 students, 95% FRL); Lucyle Collins Middle (math 13% / reading 21%, grade F, #1,520 of 1,662 statewide, top 92%, 793 students, 92% FRL); Lake Worth H S (math 13% / reading 31%, grade F, #1,366 of 1,632 statewide, top 84%, 996 students, 85% FRL) — zoned schools average 91% FRL vs 73% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 152 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 F-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. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,848
• Equity at exit: $20,874

10-year hold

• IRR: 15.5%
• Equity multiple: 2.20×
• Total profit: $47,031
• Equity at exit: $12,105

Cash invested: $39,200 (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 76114

• Home prices YoY: -24.3%
• Rents YoY: 1.9%
• Active inventory: 152
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $559

Break-even live

Break-even rent $1,110

Max offer price $140,000

Occupancy floor 64%

Sensitivity live

Price	-10% $638	-5% $598	+0% $559	+5% $519	+10% $480
Rent	-10% $415	-5% $487	+0% $559	+5% $631	+10% $702
Rate	-1.0pp $629	-0.5pp $594	base $559	+0.5pp $522	+1.0pp $486

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5712 Azle Ave Unit 5745 Fort Worth, TX	3.0	2.0	1246	$1,453	$1.17	45d	1	0.55mi
5712 Azle Ave Unit 3121 Fort Worth, TX	3.0	2.0	1246	$1,402	$1.13	0d	1	0.55mi
5600 Azle Ave Fort Worth, TX	1.0–2.0	1.0–2.0	935	$1,410	$1.51	0d	7	0.56mi
6303 Shady Oaks Manor Dr Fort Worth, TX	3.0	1.0–2.0	861	$1,520	$1.76	0d	40	0.66mi
3000 Comanche Ave Unit B Fort Worth, TX	3.0	2.0	1200	$1,450	$1.21	45d	1	0.70mi
5109 Crowley St Fort Worth, TX	3.0	2.0	1509	$1,995	$1.32	23d	1	0.77mi
3917 Mantis St Fort Worth, TX	4.0	2.0	1821	$2,200	$1.21	45d	1	0.82mi
5500 Korth St Fort Worth, TX	3.0	2.0	1750	$1,875	$1.07	45d	1	0.91mi
6201 Azle Ave Fort Worth, TX	1.0–3.0	1.0–2.0	1039	$2,177	$2.09	0d	22	0.97mi
3665 Marine Creek Pkwy Fort Worth, TX	1.0–2.0	1.0–2.0	896	$1,770	$1.98	0d	40	1.02mi
3636 Marine Creek Pkwy Fort Worth, TX	3.0–4.0	2.5	1628	$2,049	$1.26	0d	1	1.07mi
5825 Shadydell Dr #5829 Fort Worth, TX	2.0	1.5	1088	$1,400	$1.29	26d	1	1.20mi
5829 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,400	$1.29	26d	1	1.20mi
5837 Shadydell Dr Fort Worth, TX	2.0	1.5	1155	$1,500	$1.30	23d	1	1.21mi
5911 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	26d	1	1.23mi
5935 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,300	$1.19	26d	1	1.25mi
5947 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	0d	1	1.26mi
5947 Shadydell Dr Fort Worth, TX	2.0	1.5	1088	$1,350	$1.24	22d	1	1.26mi
3465 Vista Highlands Ln Fort Worth, TX	3.0	2.5	1708	$2,200	$1.29	45d	1	1.28mi
6655 Calgary Ln Fort Worth, TX	1.0–3.0	1.0–2.0	949	$1,359	$1.43	45d	1	1.29mi
4109 Ridgecrest Cir Lake Worth, TX	3.0	2.0	1640	$1,850	$1.13	22d	1	1.35mi
4808 Terrace Trl Fort Worth, TX	3.0	2.0	1875	$2,000	$1.07	0d	1	1.36mi
6721 Lake Overlook Dr Fort Worth, TX	3.0	2.0	1602	$2,400	$1.50	45d	1	1.36mi
5222 Shadydell Dr Unit 13204 Fort Worth, TX	2.0	2.0	1073	$1,899	$1.77	8d	1	1.39mi
5222 Shadydell Dr Unit 13205 Fort Worth, TX	2.0	2.0	1401	$2,350	$1.68	14d	1	1.39mi
5222 Shadydell Dr Unit 7205 Fort Worth, TX	2.0	2.0	1401	$2,275	$1.62	6d	1	1.39mi
5222 Shadydell Dr Unit 10308 Fort Worth, TX	2.0	2.0	1324	$1,985	$1.50	14d	1	1.39mi
5222 Shadydell Dr Unit 8201 Fort Worth, TX	2.0	2.0	1073	$1,999	$1.86	25d	1	1.39mi
4729 Oarlock Dr Fort Worth, TX	3.0	2.0	1384	$1,700	$1.23	14d	1	1.43mi
5000 Montrose Dr Fort Worth, TX	3.0	2.0	1230	$1,875	$1.52	45d	1	1.44mi
1805 Brook Hollow Dr Fort Worth, TX	3.0	1.0	1782	$1,850	$1.04	45d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $140,000 Active 84 DOM
2. 2026-06-18
   days on market $140,000 Active 81 DOM
3. 2026-06-17
   days on market $140,000 Active 80 DOM
4. 2026-06-16
   days on market $140,000 Active 79 DOM
5. 2026-06-15
   days on market $140,000 Active 78 DOM
6. 2026-06-13
   days on market $140,000 Active 76 DOM
7. 2026-06-13
   days on market $140,000 Active 75 DOM
8. 2026-06-09
   days on market $140,000 Active 72 DOM
9. 2026-06-08
   days on market $140,000 Active 71 DOM
10. 2026-06-07
    days on market $140,000 Active 70 DOM
11. 2026-06-04
    days on market $140,000 Active 67 DOM
12. 2026-06-03
    days on market $140,000 Active 66 DOM
13. 2026-06-02
    days on market $140,000 Active 65 DOM
14. 2026-06-01
    days on market $140,000 Active 64 DOM
15. 2026-05-31
    days on market $140,000 Active 63 DOM
16. 2026-05-12
    status Active 565-char remark

    Show marketing remark (565 chars)

    Looking for space, versatility, and a great investment opportunity? This mobile home sits toward the back of a generous lot, leaving plenty of room up front to build, expand, or enjoy a wide open yard. The home has been thoughtfully converted into a duplex, with each side offering its own primary bedroom, full bath, kitchen, and living area. It’s a perfect setup to live on one side while renting out the other, hosting extended family, or creating two independent living spaces. Come take a look at this unique property and imagine the possibilities.

17. 2026-05-07
    status Pending 565-char remark

    Show marketing remark (565 chars)

    Looking for space, versatility, and a great investment opportunity? This mobile home sits toward the back of a generous lot, leaving plenty of room up front to build, expand, or enjoy a wide open yard. The home has been thoughtfully converted into a duplex, with each side offering its own primary bedroom, full bath, kitchen, and living area. It’s a perfect setup to live on one side while renting out the other, hosting extended family, or creating two independent living spaces. Come take a look at this unique property and imagine the possibilities.

18. 2026-04-02
    price $140,000 565-char remark

    Show marketing remark (565 chars)

    Looking for space, versatility, and a great investment opportunity? This mobile home sits toward the back of a generous lot, leaving plenty of room up front to build, expand, or enjoy a wide open yard. The home has been thoughtfully converted into a duplex, with each side offering its own primary bedroom, full bath, kitchen, and living area. It’s a perfect setup to live on one side while renting out the other, hosting extended family, or creating two independent living spaces. Come take a look at this unique property and imagine the possibilities.

19. 2026-03-24
    listed $150,000 Active 565-char remark

    Show marketing remark (565 chars)

    Looking for space, versatility, and a great investment opportunity? This mobile home sits toward the back of a generous lot, leaving plenty of room up front to build, expand, or enjoy a wide open yard. The home has been thoughtfully converted into a duplex, with each side offering its own primary bedroom, full bath, kitchen, and living area. It’s a perfect setup to live on one side while renting out the other, hosting extended family, or creating two independent living spaces. Come take a look at this unique property and imagine the possibilities.

20. 2014-05-07
    soldstatus
21. 2012-10-22
    historical
22. 2012-09-28
    price $31,900
23. 2012-08-30
    price $34,900
24. 2012-08-09
    price $37,900
25. 2012-08-04
    status Active
26. 2012-07-30
    historical
27. 2012-07-05
    listed $39,000 Active
28. 2002-08-24
    soldstatus
29. 1996-07-02
    soldstatus
30. 1983-08-08
    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: $1,014 · $84/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,548/yr (+$129/mo · 152.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,809
• − Mortgage interest: −$7,842
• − Property taxes: −$1,014
• − Insurance: −$700
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,073
• Taxable income: $4,691
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $5,579/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: Lake Worth ISD
• NCES district ID: 4826490
• Math proficiency: 12% ▼ -13.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $39,451
• Composite: 14.38/100
• National rank: #9436
• State rank: #801 of 826 in TX

Livability — Sansom Park

• Score: 69/100
• State rank: #403
• US rank: #8368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sansom Park, TX
• County: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 27,357
• Household income: $62,073
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1095.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 35% Two or more races 20% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 45%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.88%
• Current HPI: 366.5263
• Rent YoY: ▲ 1.88%
• 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

+259.0% since first listed

15 events — show timeline

• 2026-05-12 Relisted — NTREIS
• 2026-05-07 Pending — NTREIS
• 2026-04-02 Price Changed $140,000 NTREIS
• 2026-03-24 Listed $150,000 NTREIS
• 2014-05-07 Sold (Public Records) — Public Records
• 2012-10-22 Listing Removed — NTREIS
• 2012-09-28 Price Changed $31,900 NTREIS
• 2012-08-30 Price Changed $34,900 NTREIS
• 2012-08-09 Price Changed $37,900 NTREIS
• 2012-08-04 Relisted — NTREIS
• 2012-07-30 Listing Removed — NTREIS
• 2012-07-05 Listed $39,000 NTREIS
• 2002-08-24 Sold (Public Records) — Public Records
• 1996-07-02 Sold (Public Records) — Public Records
• 1983-08-08 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,014 · +10.8% YoY. Source: county tax records.