240 County Road 4847 · Pecan Acres, TX 76071

$99,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 43 Days on market

Built 1970 0.46 ac lot Est $99k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.6/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

Key facts

• Plant a garden
• Add a shop
• Add a carport

Tags

• HALF AN ACRE
• PLANT A GARDEN
• ADD A SHOP
• ADD A CARPORT

Property features AI

Finance

• Other: Lot heavily treed, nearly half an acre (approximately 0.46 acre); Property classified as residential; Mobile home on property; No known restrictions; Possession negotiable
• Financial info: Cash offers considered; No second mortgage recorded
• HOA & community: No association

Exterior

• Parking: Driveway parking; Open/outside oversized parking
• Utilities: Cable available; MUD water; Rural water district; Septic; Phone available; Located outside city limits; Municipal utility district present
• Home design: Mobile home (attached); One story; Flat roof
• Construction: Built in 1970
• Exterior features: Deck; Storage; Partial fenced yard

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom (level 1) — approximately 13 x 13; Second bedroom (level 1) — approximately 13 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Cable TV available; High-speed internet available; Window coverings; One living area; One dining area; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 0.9% in Pecan Acres — 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 (#850 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, health & safety D+, amenities F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seven Hills El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 667 students, 48% FRL) — zoned schools average 48% FRL vs 22% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 80 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
• This rent is only 17% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 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 wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $99,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 County Road 4847	0.00mi	2/1.0	624 (0%)	1mo	$99,000	$159	99

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $17,031
• Equity at exit: $14,761

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $57,379
• Equity at exit: $8,560

Cash invested: $27,720 (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 76071

• Home prices YoY: -19.1%
• Active inventory: 80
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $519

Break-even live

Break-even rent $793

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   historical Active Option Contract
3. 2026-03-09
   listed $99,000 Active
4. 2024-06-03
   historical
5. 2024-05-22
   listed $75,000 Active
6. 2021-09-28
   soldstatus
7. 2021-09-17
   soldstatus Sold 377-char remark

   Show marketing remark (377 chars)

   A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

8. 2021-08-30
   status Pending 377-char remark

   Show marketing remark (377 chars)

   A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

9. 2021-08-26
   price $75,000 377-char remark

   Show marketing remark (377 chars)

   A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

10. 2021-08-25
    historical Active Option Contract 377-char remark

    Show marketing remark (377 chars)

    A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

11. 2021-07-22
    listed $79,900 Active 377-char remark

    Show marketing remark (377 chars)

    A cozy 2 bedroom 1 bath mobile home, with beautiful matured trees through out the lot. Large lot for those family functions. Seller states that there is a community well. Water bill is approximately $50.00. THERE IS NO SIGN ON THE PROPERTY PER SELLER REQUEST * ALL INFORMAITON HEREIN IS DEEMED RELIABLE, BUT NOT GUARANTEED. BUYER AND BUYER'S AGENT TO VERIFY ALL INFORMATION *

12. 1997-06-04
    soldstatus
13. 1997-06-04
    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: $796 · $66/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,015/yr (+$85/mo · 127.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,412
• − Mortgage interest: −$5,546
• − Property taxes: −$796
• − Insurance: −$495
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$2,880
• Taxable income: $4,909
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $5,056/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Pecan Acres

• Score: 63/100
• State rank: #850
• US rank: #15324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Acres, TX
• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 5,159
• Household income: $101,989
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 31.0

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.62%
• Current HPI: 201.8868
• Rent YoY: —
• 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

+23.9% since first listed

13 events — show timeline

• 2026-04-21 Pending — NTREIS
• 2026-04-13 Contingent — NTREIS
• 2026-03-09 Listed $99,000 NTREIS
• 2024-06-03 Listing Removed — NTREIS
• 2024-05-22 Listed $75,000 NTREIS
• 2021-09-28 Sold (Public Records) — Public Records
• 2021-09-17 Sold (MLS) — NTREIS
• 2021-08-30 Pending — NTREIS
• 2021-08-26 Price Changed $75,000 NTREIS
• 2021-08-25 Contingent — NTREIS
• 2021-07-22 Listed $79,900 NTREIS
• 1997-06-04 Sold (Public Records) — Public Records
• 1997-06-04 Sold (Public Records) — Public Records

Property tax history

-4.9%/yr

Latest (2025): $796 · -4.9% YoY. Source: county tax records.