120 Huling Dr · Azle, TX 76020

$160,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 52 Days on market

Manufactured home Built 2008 0.47 ac lot

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

Key facts

• Mature oak trees
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• MATURE OAK TREES
• FUNCTIONAL LAYOUT
• CONVENIENT CARPORT
• QUICK ACCESS TO SHOPPING
• PRIVATE WELL AND SEPTIC SETUP

Property features AI

Finance

• Financial info: No second mortgage reported; Listed For Sale
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 carport space)
• Utilities: Well water; Not in a municipal utility district
• Home design: Manufactured home; Residential property; Single-story
• Construction: Built in 2008
• Exterior features: Lot less than 0.5 acre (approximately 0.466 acres); Subdivision: M G Huling; Directions available

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: One level; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.4% below list).
• Recommended offer: $132k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Azle — 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 72/100 on livability (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, amenities F, commute F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Silver Creek El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 509 students, 42% FRL); Azle J H South (math 31% / reading 41%, grade F, #805 of 1,662 statewide, top 50%, 584 students, 43% FRL); Azle H S (math 41% / reading 50%, grade D-, #634 of 1,632 statewide, top 39%, 2,054 students, 44% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 597 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,231 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-28,162
• Equity at exit: $23,857

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-29,931
• Equity at exit: $13,834

Cash invested: $44,800 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 597
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$839
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-21

Break-even live

Break-even rent $1,349

Max offer price $156,342

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $25	+0% $-21	+5% $-66	+10% $-111
Rent	-10% $-125	-5% $-73	+0% $-21	+5% $32	+10% $84
Rate	-1.0pp $60	-0.5pp $20	base $-21	+0.5pp $-62	+1.0pp $-104

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Keli Ct Azle, TX	3.0	2.0	1082	$1,600	$1.48	21d	1	0.81mi
1032 Greg St Azle, TX	2.0	2.0	1200	$1,695	$1.41	21d	1	0.84mi
515 W Main St Azle, TX	2.0	1.0	1080	$1,250	$1.16	46d	1	0.93mi
519 W Main St Azle, TX	2.0	1.0	721	$1,150	$1.60	0d	1	0.94mi
527 W Main St Apt 40 Azle, TX	2.0	1.0	1080	$1,250	$1.16	46d	1	0.95mi
108 Parkwood Ct Azle, TX	3.0	2.0	1226	$1,899	$1.55	5d	1	1.24mi
1005 Idlewood Ave Azle, TX	3.0	3.0	1456	$1,899	$1.30	26d	1	1.42mi
220 Baughman Hill Rd Unit 8 Azle, TX	3.0	2.0	1100	$1,300	$1.18	19d	1	1.44mi
728 Poe St Azle, TX	3.0	2.0	1249	$1,675	$1.34	26d	1	1.44mi

Listing history 25 events

1. 2026-06-22
   days on market $160,000 Active 52 DOM
2. 2026-06-21
   days on market $160,000 Active 51 DOM
3. 2026-06-18
   days on market $160,000 Active 48 DOM
4. 2026-06-17
   days on market $160,000 Active 47 DOM
5. 2026-06-16
   days on market $160,000 Active 46 DOM
6. 2026-06-15
   days on market $160,000 Active 45 DOM
7. 2026-06-13
   days on market $160,000 Active 43 DOM
8. 2026-06-13
   days on market $160,000 Active 42 DOM
9. 2026-06-09
   days on market $160,000 Active 39 DOM
10. 2026-06-08
    days on market $160,000 Active 38 DOM
11. 2026-06-07
    days on market $160,000 Active 37 DOM
12. 2026-06-04
    days on market $160,000 Active 34 DOM
13. 2026-06-03
    days on market $160,000 Active 33 DOM
14. 2026-06-02
    days on market $160,000 Active 32 DOM
15. 2026-06-01
    days on market $160,000 Active 31 DOM
16. 2026-05-31
    days on market $160,000 Active 30 DOM
17. 2026-04-30
    listed $160,000 Active 730-char remark
18. 2021-06-10
    soldstatus Sold 305-char remark

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

19. 2021-06-10
    soldstatus

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

20. 2021-06-03
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

21. 2021-05-29
    historical Active Option Contract 305-char remark

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

22. 2021-05-21
    price $89,900 305-char remark

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

23. 2021-05-14
    listed $94,000 Active 305-char remark

    Show marketing remark (305 chars)

    Almost a half acre lot with beautiful mature oak trees. 3 bedroom, 2 bath singlewide. Well and septic. Carport. Mobile needs some work. In sought after Silver Creek Elementary school zone. Close to Main Street with shopping, park, and library. Will only go cash or conventional. HVAC was replaced in 2008.

24. 2016-01-25
    soldstatus
25. 1980-07-22
    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: $1,915 · $160/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,013/yr (+$84/mo · 52.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,868
• − Mortgage interest: −$8,962
• − Property taxes: −$1,915
• − Insurance: −$800
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$4,655
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $472/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

+70.2% since first listed

9 events — show timeline

• 2026-04-30 Listed $160,000 NTREIS
• 2021-06-10 Sold (Public Records) — Public Records
• 2021-06-10 Sold (MLS) — NTREIS
• 2021-06-03 Pending — NTREIS
• 2021-05-29 Contingent — NTREIS
• 2021-05-21 Price Changed $89,900 NTREIS
• 2021-05-14 Listed $94,000 NTREIS
• 2016-01-25 Sold (Public Records) — Public Records
• 1980-07-22 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,915 · -30.7% YoY. Source: county tax records.