205 E Park St · Frost, TX 76641

$95,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 70 Days on market

Built 2021 7,013 sqft lot ↓ 12% since listing

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Inside, you’ll find a bright and open floor plan with fresh finishes throughout. The large living area flows seamlessly into the kitchen, which is equipped with modern appliances, abundant cabinetry, and a functional layout ideal for both everyday living and entertaining. The neutral color palette and updated flooring create a clean, move-in-ready feel. The home offers well-sized bedrooms with great natural light and flexible space to fit your needs. Step outside to enjoy the oversized deck—perfect for relaxing, grilling, or hosting gatherings. The property also includes a storage building, adding extra convenience. Located in a quiet setting while still being easily accessible to nearby amenities, this home is a fantastic opportunity for buyers looking for space, value, and modern updates. Don’t miss your chance to make this one yours schedule your showing today!

Key facts

• Open floor plan
• Oversized deck
• Modern appliances

Tags

• OPEN FLOOR PLAN
• MODERN APPLIANCES
• ABUNDANT CABINETRY
• FUNCTIONAL LAYOUT
• OVERSIZED DECK
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#990 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Frost ISD (rural): math 30% / reading 42% proficiency, ranked #517 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 522 units permitted in Navarro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.7% local appreciation)).
• Navarro County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. Crime grade is F 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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.98×
• Total profit: $25,997
• Equity at exit: $41,318

10-year hold

• IRR: 19.0%
• Equity multiple: 3.70×
• Total profit: $71,853
• Equity at exit: $62,610

Cash invested: $26,600 (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 76641

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$22 /mo · $258/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $250

Break-even live

Break-even rent $708

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $304	-5% $277	+0% $250	+5% $223	+10% $196
Rent	-10% $169	-5% $209	+0% $250	+5% $290	+10% $331
Rate	-1.0pp $298	-0.5pp $274	base $250	+0.5pp $225	+1.0pp $200

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 70 DOM
2. 2026-06-17
   days on market $95,000 Active 69 DOM
3. 2026-06-16
   days on market $95,000 Active 68 DOM
4. 2026-06-15
   days on market $95,000 Active 67 DOM
5. 2026-06-13
   days on market $95,000 Active 65 DOM
6. 2026-06-12
   days on market $95,000 Active 64 DOM
7. 2026-06-09
   days on market $95,000 Active 61 DOM
8. 2026-06-08
   days on market $95,000 Active 60 DOM
9. 2026-06-08
   days on market $95,000 Active 59 DOM
10. 2026-06-07
    days on market $95,000 Active 58 DOM
11. 2026-06-03
    days on market $95,000 Active 55 DOM
12. 2026-06-02
    days on market $95,000 Active 54 DOM
13. 2026-06-01
    days on market $95,000 Active 53 DOM
14. 2026-05-31
    days on market $95,000 Active 52 DOM
15. 2026-04-30
    price $105,000 897-char remark

    Show marketing remark (897 chars)

    Inside, you’ll find a bright and open floor plan with fresh finishes throughout. The large living area flows seamlessly into the kitchen, which is equipped with modern appliances, abundant cabinetry, and a functional layout ideal for both everyday living and entertaining. The neutral color palette and updated flooring create a clean, move-in-ready feel. The home offers well-sized bedrooms with great natural light and flexible space to fit your needs. Step outside to enjoy the oversized deck—perfect for relaxing, grilling, or hosting gatherings. The property also includes a storage building, adding extra convenience. Located in a quiet setting while still being easily accessible to nearby amenities, this home is a fantastic opportunity for buyers looking for space, value, and modern updates. Don’t miss your chance to make this one yours schedule your showing today!

16. 2026-04-09
    listed $120,000 Active 897-char remark

    Show marketing remark (897 chars)

    Inside, you’ll find a bright and open floor plan with fresh finishes throughout. The large living area flows seamlessly into the kitchen, which is equipped with modern appliances, abundant cabinetry, and a functional layout ideal for both everyday living and entertaining. The neutral color palette and updated flooring create a clean, move-in-ready feel. The home offers well-sized bedrooms with great natural light and flexible space to fit your needs. Step outside to enjoy the oversized deck—perfect for relaxing, grilling, or hosting gatherings. The property also includes a storage building, adding extra convenience. Located in a quiet setting while still being easily accessible to nearby amenities, this home is a fantastic opportunity for buyers looking for space, value, and modern updates. Don’t miss your chance to make this one yours schedule your showing today!

17. 2025-05-08
    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: $258 · $22/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,480/yr (+$123/mo · 573.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,291
• − Mortgage interest: −$5,321
• − Property taxes: −$258
• − Insurance: −$475
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,764
• Taxable income: $1,506
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,637/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: Frost ISD
• NCES district ID: 4820040
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $39,062
• Composite: 30.09/100
• National rank: #6344
• State rank: #517 of 826 in TX

Livability — Frost

• Score: 61/100
• State rank: #990
• US rank: #17646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frost, TX
• Population (ZIP): 2,094

Population outlook (Navarro County) Hauer SSP2

• Today (2025): 48,397 people
• By 2030: 48,096 · -0.6%
• By 2040: 47,394 · -2.1%
• By 2050: 46,541 · -3.8%
• By 2075: 44,940 · -7.1%
• By 2100: 42,288 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 28% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: British 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 1%

Political lean MEDSL · Navarro

• 2024 margin: Solid R (+51.8) · D 23.7% · R 75.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -33.1pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+45.5 2016: R+48.8 2012: R+42.4 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 106.1813
• 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

-12.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $105,000 NTREIS
• 2026-04-09 Listed $120,000 NTREIS
• 2025-05-08 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $258 · +32.4% YoY. Source: county tax records.