113 Sunny Dale Ct · Springtown, TX 76082

$250,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 30 Days on market

Built 2004 1.00 ac lot Est $275k · 9% under

---

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 +14.2/30.0
• ARV discount +11.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Doublewide with land. Very spacious with 2 large living areas and a large open kitchen. Buyer to verify schools and room sizes. Square footage information is from FHA appraisal and is deemed reliable but not guaranteed.

Key facts

• Generous lot
• Quiet cul-de-sac
• 1 acre lot

Tags

• QUIET CUL-DE-SAC
• ABUNDANT NATURAL LIGHT
• GENEROUS LOT
• EASY ACCESS TO LOCAL SCHOOLS
• PRIVACY AND TRANQUILITY

Property features AI

Finance

• Other: Horse permitted on the property; Lot soil: black and clay; Approximately 1 acre lot (Oak Meadows Ph IV subdivision)
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: Audio and video recording consent for visitors
• Utilities: Aerobic septic system; Not in a municipal utility district
• Home design: Residential mobile home (attached); One story; Year built 2004; Deed restrictions in place
• Construction: Siding exterior; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Deck; Acreage lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom (level 1) — 14 x 13; Bedroom (level 1) — 13 x 11; Bedroom (level 1) — 13 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; One living area; One dining area; Total room count: 5; Single-level home
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $226k (9.7% below list).
• Recommended offer: $226k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Springtown — 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 (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 674 students, 60% FRL); Springtown Middle (math 33% / reading 45%, grade F, #690 of 1,662 statewide, top 42%, 628 students, 50% FRL); Springtown H S (math 38% / reading 47%, grade F, #721 of 1,632 statewide, top 45%, 1,182 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 528 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,689 (9.7% 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 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?
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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $274,512
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Highland Rd	0.37mi	3/2.0 (-1)	2,128 (0%)	0mo	$159,990	$75	78
117 Sunny Dale Ct	0.03mi	3/2.0 (-1)	2,108 (-1%)	19mo	$298,000	$141	76
726 Highland Cir	0.41mi	4/2.0	2,100 (-1%)	7mo	$275,000	$131	73
1399 Highland Cir	0.58mi	4/2.0	2,128 (0%)	8mo	$189,900	$89	67
184 Oak Meadows Dr	0.71mi	4/2.0	2,128 (0%)	16mo	$275,000	$129	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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-37,718
• Equity at exit: $37,276

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-29,132
• Equity at exit: $21,615

Cash invested: $70,000 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 528
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $43

Break-even live

Break-even rent $2,202

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $185	-5% $114	+0% $43	+5% $-28	+10% $-98
Rent	-10% $-135	-5% $-46	+0% $43	+5% $132	+10% $221
Rate	-1.0pp $169	-0.5pp $107	base $43	+0.5pp $-22	+1.0pp $-87

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $250,000 Active 30 DOM
2. 2026-06-18
   days on market $250,000 Active 27 DOM
3. 2026-06-17
   days on market $250,000 Active 26 DOM
4. 2026-06-16
   days on market $250,000 Active 25 DOM
5. 2026-06-15
   days on market $250,000 Active 24 DOM
6. 2026-06-13
   days on market $250,000 Active 22 DOM
7. 2026-06-13
   days on market $250,000 Active 21 DOM
8. 2026-06-09
   days on market $250,000 Active 18 DOM
9. 2026-06-08
   days on market $250,000 Active 17 DOM
10. 2026-06-07
    days on market $250,000 Active 16 DOM
11. 2026-06-04
    days on market $250,000 Active 13 DOM
12. 2026-06-03
    days on market $250,000 Active 12 DOM
13. 2026-06-02
    days on market $250,000 Active 11 DOM
14. 2026-06-01
    days on market $250,000 Active 10 DOM
15. 2026-05-31
    days on market $250,000 Active 9 DOM
16. 2026-05-22
    price $250,000
17. 2026-05-22
    listed $215,000 Active
18. 2010-01-27
    soldstatus 219-char remark

    Show marketing remark (219 chars)

    Doublewide with land. Very spacious with 2 large living areas and a large open kitchen. Buyer to verify schools and room sizes. Square footage information is from FHA appraisal and is deemed reliable but not guaranteed.

19. 2010-01-26
    soldstatus
20. 2009-12-29
    historical 219-char remark

    Show marketing remark (219 chars)

    Doublewide with land. Very spacious with 2 large living areas and a large open kitchen. Buyer to verify schools and room sizes. Square footage information is from FHA appraisal and is deemed reliable but not guaranteed.

21. 2009-11-25
    listed $41,850 219-char remark

    Show marketing remark (219 chars)

    Doublewide with land. Very spacious with 2 large living areas and a large open kitchen. Buyer to verify schools and room sizes. Square footage information is from FHA appraisal and is deemed reliable but not guaranteed.

22. 2007-11-06
    soldstatus 36-char remark

    Show marketing remark (36 chars)

    DOUBLEWIDE WITH LAND, NEEDS SOME TLC

23. 2007-09-10
    historical 36-char remark

    Show marketing remark (36 chars)

    DOUBLEWIDE WITH LAND, NEEDS SOME TLC

24. 2007-08-31
    listed $57,000 36-char remark

    Show marketing remark (36 chars)

    DOUBLEWIDE WITH LAND, NEEDS SOME TLC

25. 2006-04-24
    soldstatus
26. 2000-05-12
    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: $3,895 · $325/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$680/yr (+$57/mo · 17.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $27,083
• − Mortgage interest: −$14,004
• − Property taxes: −$3,895
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,273
• Taxable loss: −$3,672
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,400/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -71.65%
• Current HPI: 262.1991
• 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

+338.6% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $250,000 NTREIS
• 2026-05-22 Listed $215,000 NTREIS
• 2010-01-27 Sold (MLS) — NTREIS
• 2010-01-26 Sold (Public Records) — Public Records
• 2009-12-29 Listing Removed — NTREIS
• 2009-11-25 Listed $41,850 NTREIS
• 2007-11-06 Sold (MLS) — NTREIS
• 2007-09-10 Listing Removed — NTREIS
• 2007-08-31 Listed $57,000 NTREIS
• 2006-04-24 Sold (Public Records) — Public Records
• 2000-05-12 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,895 · +8.2% YoY. Source: county tax records.