2334 Sanbar Rd #86 · Graford, TX 76449

$89,999

3 bd · 2.0 ba · 896 sqft · Manufactured · 108 Days on market

Built 1994 Good condition 915 sqft lot $100/sqft · 28% above area Est $70k · 28% over ↓ 22% since listing

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Why this score? — see what drove the C+ 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
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and updated 3 bedroom mobile home offers the perfect blend of comfort and lakeside living, featuring three spacious porches, two with scenic lake views, ideal for relaxing or entertaining. Nestled under a beautiful mature tree, the property includes convenient boat storage and a separate storage shed. Located in a vibrant lakeside community, you'll enjoy golf cart trails, boat rentals, an event pavilion, and access to an active cove for swimming and parking your boat. Whether you're looking for a weekend retreat or a full time escape, this home is your gateway to lake life fun! Some furniture negotiable. Leasehold Land. Agent 2 is property owner.

Key facts

• Scenic lake views
• Event pavilion
• Boat storage

Tags

• THREE SPACIOUS PORCHES
• SCENIC LAKE VIEWS
• BOAT STORAGE
• SEPARATE STORAGE SHED
• GOLF CART TRAILS
• EVENT PAVILION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 1.3% in Graford — 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 63/100 on livability (#856 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, schools D-.
• Graford ISD (rural): math 35% / reading 40% proficiency, ranked #817 of 1,141 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 465 active listings in the ZIP; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) 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 $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.53% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.12%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $70,435
• List price: $89,999
• Delta: 27.78%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2334 Sanbar Rd #96	0.00mi	3/2.0	924 (+3%)	0mo	$70,000	$76	95

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 54.5%
• Equity multiple: 3.40×
• Total profit: $60,517
• Equity at exit: $13,419

10-year hold

• IRR: 59.6%
• Equity multiple: 6.93×
• Total profit: $149,496
• Equity at exit: $7,781

Cash invested: $25,200 (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 76449

• Home prices YoY: -27.7%
• Active inventory: 465
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,179

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 43%

Sensitivity live

Price	-10% $1,241	-5% $1,210	+0% $1,179	+5% $1,148	+10% $1,116
Rent	-10% $999	-5% $1,089	+0% $1,179	+5% $1,269	+10% $1,359
Rate	-1.0pp $1,224	-0.5pp $1,201	base $1,179	+0.5pp $1,155	+1.0pp $1,132

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $89,999 Active 108 DOM
2. 2026-06-14
   days on market $89,999 Active 106 DOM
3. 2026-06-12
   days on market $89,999 Active 105 DOM
4. 2026-06-09
   days on market $89,999 Active 102 DOM
5. 2026-06-08
   days on market $89,999 Active 101 DOM
6. 2026-06-07
   days on market $89,999 Active 100 DOM
7. 2026-06-05
   days on market $89,999 Active 98 DOM
8. 2026-06-04
   days on market $89,999 Active 96 DOM
9. 2026-06-02
   days on market $89,999 Active 95 DOM
10. 2026-06-01
    days on market $89,999 Active 94 DOM
11. 2026-05-31
    days on market $89,999 Active 93 DOM
12. 2026-05-31
    days on market $89,999 Active 92 DOM
13. 2026-05-06
    price $89,999 668-char remark

    Show marketing remark (668 chars)

    This charming and updated 3 bedroom mobile home offers the perfect blend of comfort and lakeside living, featuring three spacious porches, two with scenic lake views, ideal for relaxing or entertaining. Nestled under a beautiful mature tree, the property includes convenient boat storage and a separate storage shed. Located in a vibrant lakeside community, you'll enjoy golf cart trails, boat rentals, an event pavilion, and access to an active cove for swimming and parking your boat. Whether you're looking for a weekend retreat or a full time escape, this home is your gateway to lake life fun! Some furniture negotiable. Leasehold Land. Agent 2 is property owner.

14. 2026-02-27
    listed $94,999 Active 668-char remark

    Show marketing remark (668 chars)

    This charming and updated 3 bedroom mobile home offers the perfect blend of comfort and lakeside living, featuring three spacious porches, two with scenic lake views, ideal for relaxing or entertaining. Nestled under a beautiful mature tree, the property includes convenient boat storage and a separate storage shed. Located in a vibrant lakeside community, you'll enjoy golf cart trails, boat rentals, an event pavilion, and access to an active cove for swimming and parking your boat. Whether you're looking for a weekend retreat or a full time escape, this home is your gateway to lake life fun! Some furniture negotiable. Leasehold Land. Agent 2 is property owner.

15. 2025-12-03
    price $105,000
16. 2025-07-30
    listed $115,000 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $27,350
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$2,618
• Taxable income: $13,515
• Est. tax owed @ 24.0%: −$3,244
• After-tax cash flow: $10,900/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 75/100 Cosmetic rehab

This charming mobile home offers a good condition with a well-maintained exterior and a spacious covered patio. It requires some cosmetic updates, particularly in the kitchen and bathroom, to enhance its resale and rental value.

Repairs flagged

• Major Bathroom — Red wallpaper and dated fixtures
• Minor Kitchen cabinets — Standard cabinetry

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace bathroom fixtures — Modern fixtures improve functionality
• Resale Update kitchen cabinets — Fresh cabinets improve aesthetics
• Both Landscaping — Enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
Bathroom · Red wallpaper and dated fixtures	Major	$15,000–50,000
Kitchen cabinets · Standard cabinetry	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace bathroom fixtures — Modern fixtures improve functionality ↑
• Resale Update kitchen cabinets — Fresh cabinets improve aesthetics ↑
• Both Landscaping — Enhances curb appeal and outdoor living space ↑

ⓘ 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: Graford ISD
• NCES district ID: 4821330
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $43,275
• Composite: 34.3/100
• National rank: #10225
• State rank: #817 of 1141 in TX

Livability — Graford

• Score: 63/100
• State rank: #856
• US rank: #15394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,157

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.53%
• Current HPI: 241.6435
• 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

-21.7% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $89,999 NTREIS
• 2026-02-27 Listed $94,999 NTREIS
• 2025-12-03 Price Changed $105,000 NTREIS
• 2025-07-30 Listed $115,000 NTREIS