10980 Deen Rd · West Tawakoni, TX 75169

$185,000

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 26 Days on market

Built 1985

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large single-wide mobile home on Lake Tawakoni. Two bedroom, two bath. Kitchen/dining area facing lake. Living room. Fenced in entry, pier, firepit and small storage shed. Freshly painted inside and out. In Autumn Point Addition. Monthly lot fee of $300.00. Quiet neighborhood, nearby Chapel of the Lake church and close to the Lake Tawakoni State Park. Boat ramp available in community. Neighborhood Crime Watch organization.

Key facts

• Firepit
• Kitchen dining area
• Storage shed

Tags

• KITCHEN DINING AREA
• FENCED IN ENTRY
• FIREPIT
• STORAGE SHED
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $80 ($966/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (20.3% below list).
• Recommended offer: $147k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.6% in West Tawakoni — 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 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Cannon El (765 students, 81% FRL); C B Thompson Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 628 students, 77% FRL); Wh Ford H S (math 17% / reading 44%, grade F, #1,085 of 1,632 statewide, top 67%, 786 students, 68% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 287 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 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 $6k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,408 (20.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $109,888
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3557 County Road 3713	0.67mi	3/2.0 (+1)	1,040 (-4%)	4mo	$105,000	$101	53

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,949
• Equity at exit: $27,584

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-15,520
• Equity at exit: $15,995

Cash invested: $51,800 (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 75169

• Home prices YoY: -15.4%
• Active inventory: 287
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $80

Break-even live

Break-even rent $1,372

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $133	+0% $80	+5% $28	+10% $-24
Rent	-10% $-36	-5% $22	+0% $80	+5% $139	+10% $197
Rate	-1.0pp $174	-0.5pp $128	base $80	+0.5pp $33	+1.0pp $-16

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $185,000 Active 26 DOM
2. 2026-06-18
   days on market $185,000 Active 23 DOM
3. 2026-06-17
   days on market $185,000 Active 22 DOM
4. 2026-06-16
   days on market $185,000 Active 21 DOM
5. 2026-06-15
   days on market $185,000 Active 20 DOM
6. 2026-06-13
   days on market $185,000 Active 18 DOM
7. 2026-06-09
   days on market $185,000 Active 14 DOM
8. 2026-06-08
   days on market $185,000 Active 13 DOM
9. 2026-06-07
   days on market $185,000 Active 12 DOM
10. 2026-06-04
    days on market $185,000 Active 9 DOM
11. 2026-06-03
    days on market $185,000 Active 8 DOM
12. 2026-06-02
    days on market $185,000 Active 7 DOM
13. 2026-06-01
    days on market $185,000 Active 6 DOM
14. 2026-05-31
    days on market $185,000 Active 5 DOM
15. 2026-05-26
    listed $185,000 Active

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,944/yr (+$245/mo · 666.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥110°F today · 14 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: $17,689
• − Mortgage interest: −$10,363
• − Property taxes: −$442
• − Insurance: −$925
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$5,382
• Taxable loss: −$2,252
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,506/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: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,744

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.68%
• Current HPI: 250.2271
• 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 event — show timeline

• 2026-05-26 Listed $185,000 FSBO.com

Property tax history

+1.9%/yr

Latest (2025): $442 · +19.8% YoY. Source: county tax records.