709 Miss Ellie Cir · Wylie, TX 75098

$110,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 13 Days on market

Built 1995 $1000/mo HOA · 39% of rent

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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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 709 Miss Ellie Circle, Wylie, TX 75098! This beautifully updated 1,792 sq. ft. manufactured home was freshly remodeled in 2025, offering the perfect blend of modern updates and comfortable living. Featuring an open floor plan, spacious rooms, and plenty of room for entertaining, this home is move-in ready and waiting for its next owner. Step outside and enjoy the convenience of a covered carport with parking for up to three vehicles and an impressive covered patio that spans the entire length of the home, providing the ideal space for relaxing, entertaining, or enjoying your morning coffee. Located in the established Southfork community and zoned to highly acclaimed Wylie ISD, th

Key facts

• Covered carport
• Located in wylie isd
• 3 parking spots

Tags

• COVERED CARPORT
• FULL-LENGTH COVERED PATIO
• LOCATED IN WYLIE ISD

Property features AI

Finance

• Other: Community amenities include clubhouse, fitness center, and pool
• Financial info: Loan type: Treat as clear; No second mortgage indicated
• HOA & community: Mandatory association with monthly fee (approximately 1000); Association covers management fees, security, and water; HOA managed by YES! Communities

Exterior

• Parking: Covered parking; Concrete parking surface; 3 covered/carport spaces (carport for 3)
• Security: Fire alarm
• Utilities: City sewer; Municipal Utility District: No
• Home design: Mobile home (residential); One level; Not attached
• Construction: Built in 1995
• Exterior features: Covered porch(es); Covered deck; Awnings

Interior

• Kitchen: Electric range; Pantry
• Bedrooms: Primary bedroom on level 1 with walk-in closet; Two additional bedrooms on level 1
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Vaulted ceilings; Cable TV available
• Laundry & utility: Washer hookup on site; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 9.4% vs local median 4.0% in Wylie — 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 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dodd El (math 55% / reading 54%, grade C, #621 of 4,322 statewide, top 15%, 626 students, 40% FRL).
• Market conditions: Rents soft (-1.4%/yr); 704 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.30% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 3.6

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: -5.7%
• Equity multiple: 0.80×
• Total profit: $-6,192
• Equity at exit: $16,401

10-year hold

• IRR: -5.3%
• Equity multiple: 0.75×
• Total profit: $-7,811
• Equity at exit: $9,511

Cash invested: $30,800 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 704
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$46
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $289

Break-even live

Break-even rent $2,166

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $352	-5% $321	+0% $289	+5% $258	+10% $227
Rent	-10% $89	-5% $189	+0% $289	+5% $389	+10% $489
Rate	-1.0pp $345	-0.5pp $317	base $289	+0.5pp $261	+1.0pp $232

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Willow Wood St Murphy, TX	4.0	2.0	2092	$2,600	$1.24	25d	1	1.26mi
123 E Clubview Cir Murphy, TX	3.0	2.0	1874	$2,595	$1.38	4d	1	1.48mi

HOA detail

• Monthly dues: $1,000 · $12,000/yr

Listing history 9 events

1. 2026-06-21
   days on market $110,000 Active 13 DOM
2. 2026-06-18
   days on market $110,000 Active 10 DOM
3. 2026-06-17
   days on market $110,000 Active 9 DOM
4. 2026-06-16
   days on market $110,000 Active 8 DOM
5. 2026-06-15
   days on market $110,000 Active 7 DOM
6. 2026-06-13
   days on market $110,000 Active 5 DOM
7. 2026-06-13
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $110,000 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: $1,063 · $89/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$950/yr (+$79/mo · 89.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,390
• − Mortgage interest: −$6,162
• − Property taxes: −$1,063
• − Insurance: −$550
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − HOA: −$12,000
• − Depreciation: −$3,200
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $2,860/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

1 event — show timeline

• 2026-06-07 Listed $110,000 NTREIS