7443 Anderlan Rd · The Colony, TX 75056

$149,900

2 bd · 1.0 ba · 696 sqft · Manufactured public records · 91 Days on market

Built 1978 6,752 sqft lot

---

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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime investment opportunity at 7443 Anderlan Road in The Colony, TX – a mobile home with land in the Haven Hills Mobile Home Estates community. This property generates reliable rental income of $1400 per month and features established long-term occupancy over 5 years with month-to-month status and motivation for a long-term agreement. Key features include: • Desirable location in a mobile home community adjacent to million-dollar homes, backing up to a peaceful green space for privacy and appeal. • Centrally located minutes from restaurants, entertainment, grocery stores, and all essential amenities. • Home in good working order with fully functional air conditioning and heating systems; could benefit from minor updates or TLC for added value if vacant. • Lot size approximately 6752 square feet (per records) allows construction of a custom home with minimum 800 square feet. This is a rare turnkey property for investors seeking steady cash flow or buyers interested in building in a prime area. Priced at $149900 – don’t miss out!

Key facts

• Peaceful green space
• Central convenience
• 6,752 sq ft lot

Tags

• PEACEFUL GREEN SPACE
• CENTRAL CONVENIENCE
• DEVELOPMENT POTENTIAL
• LOW MAINTENANCE HIGH POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.9% in The Colony — 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 68/100 on livability (#464 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 427 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent is only 16% of the median local income ($120k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-17,903
• Equity at exit: $22,351

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-19,334
• Equity at exit: $12,961

Cash invested: $41,972 (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 75056

• Rents YoY: -1.0%
• Active inventory: 427
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $173

Break-even live

Break-even rent $1,388

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $258	-5% $216	+0% $173	+5% $131	+10% $88
Rent	-10% $46	-5% $110	+0% $173	+5% $237	+10% $300
Rate	-1.0pp $249	-0.5pp $211	base $173	+0.5pp $134	+1.0pp $95

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5050 Farm To Market RD Frisco, TX	1.0–3.0	1.0–2.0	1121	$1,767	$1.58	2d	30	1.45mi

Listing history 28 events

1. 2026-06-18
   days on market $149,900 Active 91 DOM
2. 2026-06-17
   days on market $149,900 Active 90 DOM
3. 2026-06-16
   days on market $149,900 Active 89 DOM
4. 2026-06-15
   days on market $149,900 Active 88 DOM
5. 2026-06-13
   days on market $149,900 Active 86 DOM
6. 2026-06-13
   days on market $149,900 Active 85 DOM
7. 2026-06-09
   days on market $149,900 Active 82 DOM
8. 2026-06-08
   days on market $149,900 Active 81 DOM
9. 2026-06-07
   days on market $149,900 Active 80 DOM
10. 2026-06-04
    days on market $149,900 Active 77 DOM
11. 2026-06-03
    days on market $149,900 Active 76 DOM
12. 2026-06-02
    days on market $149,900 Active 75 DOM
13. 2026-06-01
    days on market $149,900 Active 74 DOM
14. 2026-05-31
    days on market $149,900 Active 73 DOM
15. 2026-03-19
    listed $149,900 Active 1092-char remark

    Show marketing remark (1092 chars)

    Prime investment opportunity at 7443 Anderlan Road in The Colony, TX – a mobile home with land in the Haven Hills Mobile Home Estates community. This property generates reliable rental income of $1400 per month and features established long-term occupancy over 5 years with month-to-month status and motivation for a long-term agreement. Key features include: • Desirable location in a mobile home community adjacent to million-dollar homes, backing up to a peaceful green space for privacy and appeal. • Centrally located minutes from restaurants, entertainment, grocery stores, and all essential amenities. • Home in good working order with fully functional air conditioning and heating systems; could benefit from minor updates or TLC for added value if vacant. • Lot size approximately 6752 square feet (per records) allows construction of a custom home with minimum 800 square feet. This is a rare turnkey property for investors seeking steady cash flow or buyers interested in building in a prime area. Priced at $149900 – don’t miss out!

16. 2025-12-10
    historical
17. 2025-10-12
    listed $160,000 Active
18. 2024-01-26
    soldstatus
19. 2024-01-25
    soldstatus Closed
20. 2024-01-13
    status Pending
21. 2023-11-30
    listed $135,000 Active
22. 2021-01-22
    soldstatus Sold
23. 2021-01-13
    soldstatus
24. 2021-01-07
    status Pending
25. 2021-01-03
    historical Active Option Contract
26. 2020-12-29
    listed $99,999 Active
27. 2011-06-13
    soldstatus
28. 1994-07-12
    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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,290
• − Mortgage interest: −$8,397
• − Property taxes: −$2,977
• − Insurance: −$750
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,361
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,147/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — The Colony

• Score: 68/100
• State rank: #464
• US rank: #9336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Colony, TX
• County: Denton County · 901,654 people
• City population: 69,628
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,628
• Household income: $119,682
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1704.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 18% Asian 17% Two or more races 13% Black 10%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 4%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.14%
• Current HPI: 288.9388
• Rent YoY: ▼ -1.02%
• 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

+49.9% since first listed

14 events — show timeline

• 2026-03-19 Listed $149,900 NTREIS
• 2025-12-10 Listing Removed — NTREIS
• 2025-10-12 Listed $160,000 NTREIS
• 2024-01-26 Sold (Public Records) — Public Records
• 2024-01-25 Sold (MLS) — NTREIS
• 2024-01-13 Pending — NTREIS
• 2023-11-30 Listed $135,000 NTREIS
• 2021-01-22 Sold (MLS) — NTREIS
• 2021-01-13 Sold (Public Records) — Public Records
• 2021-01-07 Pending — NTREIS
• 2021-01-03 Contingent — NTREIS
• 2020-12-29 Listed $99,999 NTREIS
• 2011-06-13 Sold (Public Records) — Public Records
• 1994-07-12 Sold (Public Records) — Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,977 · +60.0% YoY. Source: county tax records.