17256 Countrywood · Lindale, TX 75771

$114,900

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 11 Days on market

Built 1997 0.85 ac lot ↓ 23% since listing

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 17256 Countywood Dr—your opportunity to own a piece of East Texas paradise on nearly an acre of tree-shaded land in the heart of Lindale. Just minutes from the World Famous Pink Pistol Boutique and the vibrant Cannery District, this property blends quiet country living with small-town charm and musical heritage. Located in the highly acclaimed Lindale ISD, and only a short drive from Hide-A-Way Lake, you'll enjoy easy access to golf courses, pools, a private beach, and a charming shopping center—without sacrificing the peace and privacy of rural life. This spacious 3-bedroom, 2-bath double-wide home sits on a beautiful lot surrounded by mature pines and is ready for y

Key facts

• 2 car carport
• Private beach
• Long driveway

Tags

• HIGHLY ACCLAIMED LINDALE ISD
• EASY ACCESS TO GOLF COURSES
• PRIVATE BEACH
• GENEROUS BACK PATIO
• 2 CAR CARPORT
• LONG DRIVEWAY

Property features AI

Finance

• Other: Lot approximately 0.846 acre; Listing terms: Cash or Conventional; Restrictions include animals with pet restrictions, no divide, no livestock
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces; Additional parking, driveway, on-site parking and parking pad
• Security: Fire sprinkler system; Smoke detectors
• Utilities: City water; Septic; Electricity available; Asphalt access
• Home design: Single family residence; One story; Accessible approach with ramp; Property attached (yes)
• Construction: Built in 1997; Siding and wood construction; Pillar/post/pier foundation; Asphalt/composition/other roof
• Exterior features: Interior lot with many trees including cedar, oak and pine; No fencing; Easement for electric; Wooded vegetation

Interior

• Kitchen: Built-in cabinets; Water line to refrigerator; Electric range; Vented exhaust fan
• Bedrooms: Primary bedroom on main level with ensuite bath and separate shower (approx. 12 x 15); Second bedroom on main level (approx. 11 x 12); Third bedroom on main level (approx. 10 x 10)
• Flooring: Vinyl flooring and varied flooring throughout
• Bathrooms: Two full bathrooms; Primary bathroom has built-in cabinets and garden tub; Secondary bathroom includes built-in cabinets and medicine cabinet
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Open floorplan; Built-in features and cabinets; Decorative lighting; Cable TV available; One living area; One dining area; Total of 8 rooms
• Laundry & utility: Utility room on main level with built-in cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.0% vs local median 3.3% in Lindale — 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 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Velma Penny El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 541 students, 48% FRL).
• Market conditions: 633 active listings in the ZIP; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

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. 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.
3. 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.
4. 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: 1.44% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $16,127
• Equity at exit: $17,132

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $58,801
• Equity at exit: $9,934

Cash invested: $32,172 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $545

Break-even live

Break-even rent $967

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $610	-5% $578	+0% $545	+5% $513	+10% $480
Rent	-10% $415	-5% $480	+0% $545	+5% $611	+10% $676
Rate	-1.0pp $603	-0.5pp $575	base $545	+0.5pp $516	+1.0pp $485

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $114,900 Active 11 DOM
2. 2026-06-18
   days on market $114,900 Active 10 DOM
3. 2026-06-17
   days on market $114,900 Active 9 DOM
4. 2026-06-16
   days on market $114,900 Active 8 DOM
5. 2026-06-15
   days on market $114,900 Active 7 DOM
6. 2026-06-14
   days on market $114,900 Active 5 DOM
7. 2026-06-13
   days on market $114,900 Active 4 DOM
8. 2026-06-10
   days on market $114,900 Active 2 DOM
9. 2026-06-09
   remarks 687-char remark
10. 2026-06-09
    listed $114,900 Active 1 DOM

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$745/yr (+$62/mo · 54.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,884
• − Mortgage interest: −$6,436
• − Property taxes: −$1,358
• − Insurance: −$574
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,343
• Taxable income: $4,991
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $5,347/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 21,238
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

-23.3% since first listed

20 events — show timeline

• 2026-06-08 Listed $114,900 NTREIS
• 2026-03-23 Listing Removed — NTREIS
• 2026-03-10 Price Changed $114,900 NTREIS
• 2025-11-10 Price Changed $124,900 NTREIS
• 2025-09-24 Listed $134,900 NTREIS
• 2025-09-22 Listing Removed — NTREIS
• 2025-08-15 Price Changed $134,900 NTREIS
• 2025-08-04 Price Changed $138,888 NTREIS
• 2025-07-28 Price Changed $138,900 NTREIS
• 2025-06-25 Price Changed $139,500 NTREIS
• 2025-06-10 Listed $139,900 NTREIS
• 2025-06-09 Listing Removed — NTREIS
• 2025-05-27 Price Changed $148,250 NTREIS
• 2025-05-20 Price Changed $148,400 NTREIS
• 2025-04-29 Price Changed $148,900 NTREIS
• 2025-03-27 Listed $149,900 NTREIS
• 2025-01-06 Sold (Public Records) — Public Records
• 2024-11-20 Sold (Public Records) — Public Records
• 2007-11-30 Sold (Public Records) — Public Records
• 2005-11-03 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,358 · -4.9% YoY. Source: county tax records.