Clayton Thrill Zero Energy Ready Home Plan · Tyler, TX 75708

$78,889

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 806 Days on market

Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Tour THIS home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ---------------------------------------- Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. 1

Key facts

• Listed 805 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.6% in Tyler — 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 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Winona ISD (rural): math 32% / reading 35% proficiency, ranked #539 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $4k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 806 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,422 (12.0% below list)

Questions for the listing agent

1. It's been on market 806 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 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 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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.23×
• Total profit: $49,365
• Equity at exit: $44,535

10-year hold

• IRR: 34.5%
• Equity multiple: 6.54×
• Total profit: $122,281
• Equity at exit: $76,720

Cash invested: $22,089 (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 75708

• Home prices YoY: 2.4%
• Active inventory: 67
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,183/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $492

Break-even live

Break-even rent $690

Max offer price $78,889

Occupancy floor 58%

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: $19,722
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12277 State Highway 155 Tyler, TX	3.0–4.0	2.0	1392	$1,299	$0.93	13d	5	0.01mi
12336 Chapman Rd Tyler, TX	3.0	1.5	1395	$1,425	$1.02	21d	1	0.83mi

Listing history 18 events

1. 2026-06-19
   days on market $78,889 Active 806 DOM
2. 2026-06-18
   days on market $78,889 Active 805 DOM
3. 2026-06-17
   days on market $78,889 Active 804 DOM
4. 2026-06-16
   days on market $78,889 Active 803 DOM
5. 2026-06-15
   days on market $78,889 Active 802 DOM
6. 2026-06-14
   days on market $78,889 Active 800 DOM
7. 2026-06-13
   days on market $78,889 Active 799 DOM
8. 2026-06-10
   days on market $78,889 Active 797 DOM
9. 2026-06-09
   days on market $78,889 Active 796 DOM
10. 2026-06-08
    days on market $78,889 Active 795 DOM
11. 2026-06-07
    days on market $78,889 Active 794 DOM
12. 2026-06-02
    days on market $78,889 Active 789 DOM
13. 2026-06-01
    days on market $78,889 Active 788 DOM
14. 2026-05-31
    days on market $78,889 Active 787 DOM
15. 2026-05-30
    days on market $78,889 Active 786 DOM
16. 2024-07-25
    price $78,889 742-char remark

    Show marketing remark (742 chars)

    Tour THIS home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ---------------------------------------- Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. 1

17. 2024-04-15
    price $77,096 742-char remark

    Show marketing remark (742 chars)

    Tour THIS home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ---------------------------------------- Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. 1

18. 2024-04-04
    listed $77,930 Active 742-char remark

    Show marketing remark (742 chars)

    Tour THIS home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ---------------------------------------- Enjoy the convenience of a 3-bedroom split floor plan starter home with energy-efficient appliances, island with dining room area and sliding patio doors offering loads of natural light. The private primary bedroom with tub shower combo, and large walk-in closet. The Clayton TRU Thrill home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility costs. 1

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $15,752
• − Mortgage interest: −$4,419
• − Property taxes: −$1,183
• − Insurance: −$394
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,295
• Taxable income: $4,940
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,716/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained Clayton Thrill Zero Energy Ready Home is move-in ready with modern finishes and energy-efficient appliances.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home feel new and inviting
• Both Replace window treatments — New window treatments can enhance curb appeal and natural light
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home feel new and inviting ↑
• Both Replace window treatments — New window treatments can enhance curb appeal and natural light ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Winona ISD
• NCES district ID: 4846230
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $48,761
• Composite: 28.98/100
• National rank: #6624
• State rank: #539 of 826 in TX

Livability — Tyler

• Score: 75/100
• State rank: #147
• US rank: #4181

Category grades

Amenities C+ 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

• City population: 127,842
• Population (ZIP): 10,001

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 39% Two or more races 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Danish 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 37% Vietnamese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.96%
• Current HPI: 216.4494
• 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

+1.2% since first listed

3 events — show timeline

• 2024-07-25 Price Changed $78,889 Zillow
• 2024-04-15 Price Changed $77,096 Zillow
• 2024-04-04 Listed $77,930 Zillow