12942 Mcfall Rd · Holliday, TX 76367

$122,549

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 457 Days on market

Built 1984 3.80 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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OVER THREE AND A HALF ACRES! Want a big lot? We think you will like this two-bedroom mobile home that is located on an extra-large 3.8 acre lot in Iowa Park, Texas. This home offers 840 sq ft of living space located in a rural neighborhood that gives your family plenty of space to add on and expand. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Extra-large lot
• Rural neighborhood
• 3.8 acre lot

Tags

• EXTRA-LARGE LOT
• RURAL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#420 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa Park CISD (town): math 57% / reading 49% proficiency, ranked #129 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($848 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wichita County population projected to shrink 7% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 457 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,843 (12.0% below list)

Questions for the listing agent

1. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.16% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 7.2

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: 33.7%
• Equity multiple: 3.62×
• Total profit: $89,964
• Equity at exit: $110,402

10-year hold

• IRR: 29.0%
• Equity multiple: 8.19×
• Total profit: $246,570
• Equity at exit: $238,086

Cash invested: $34,314 (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 76367

• Home prices YoY: 6.7%
• Active inventory: 63
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$643
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $365

Break-even live

Break-even rent $956

Max offer price $122,549

Occupancy floor 69%

Sensitivity live

Price	-10% $435	-5% $400	+0% $365	+5% $330	+10% $296
Rent	-10% $253	-5% $309	+0% $365	+5% $421	+10% $477
Rate	-1.0pp $427	-0.5pp $396	base $365	+0.5pp $333	+1.0pp $301

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: $30,637
• Closing costs: $3,676
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $122,549 Active 457 DOM
2. 2026-06-18
   days on market $122,549 Active 456 DOM
3. 2026-06-17
   days on market $122,549 Active 455 DOM
4. 2026-06-16
   days on market $122,549 Active 454 DOM
5. 2026-06-15
   days on market $122,549 Active 453 DOM
6. 2026-06-14
   days on market $122,549 Active 451 DOM
7. 2026-06-13
   days on market $122,549 Active 450 DOM
8. 2026-06-10
   days on market $122,549 Active 448 DOM
9. 2026-06-09
   days on market $122,549 Active 447 DOM
10. 2026-06-08
    days on market $122,549 Active 446 DOM
11. 2026-06-07
    days on market $122,549 Active 445 DOM
12. 2026-06-03
    days on market $122,549 Active 441 DOM
13. 2026-06-02
    days on market $122,549 Active 440 DOM
14. 2026-06-01
    days on market $122,549 Active 439 DOM
15. 2026-05-31
    days on market $122,549 Active 438 DOM
16. 2026-05-30
    days on market $122,549 Active 437 DOM
17. 2025-03-19
    listed $122,549 Active 525-char remark

    Show marketing remark (525 chars)

    OVER THREE AND A HALF ACRES! Want a big lot? We think you will like this two-bedroom mobile home that is located on an extra-large 3.8 acre lot in Iowa Park, Texas. This home offers 840 sq ft of living space located in a rural neighborhood that gives your family plenty of space to add on and expand. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2008-07-16
    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: $735 · $61/mo
• Projected year-2 tax: $2,243 · $187/mo
• Expected delta: +$1,508/yr (+$126/mo · 205.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,014
• − Mortgage interest: −$6,865
• − Property taxes: −$735
• − Insurance: −$613
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,565
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,778/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: Iowa Park CISD
• NCES district ID: 4824260
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $52,689
• Composite: 45.57/100
• National rank: #2597
• State rank: #129 of 826 in TX

Livability — Holliday

• Score: 69/100
• State rank: #420
• US rank: #8631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,013

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Black 10% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.29%
• Current HPI: 387.78
• 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

2 events — show timeline

• 2025-03-19 Listed $122,549 HARMLS
• 2008-07-16 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $735 · -20.8% YoY. Source: county tax records.