17100 County Road 329 · Terrell, TX 75161

$164,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 16 Days on market

Built 1981 1.36 ac lot $178/sqft · at area comps Est $165k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Cats down the road.

Key facts

• Metal shop
• Fully fenced
• Electricity

Tags

• DOUBLE GATED ENTRY
• FULLY FENCED
• PARTIALLY PRIVACY FENCED
• METAL SHOP
• CONCRETE FLOORING
• ELECTRICITY

Property features AI

Finance

• Other: Will not subdivide; No known restrictions
• Financial info: Treat As Clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 covered/carport spaces; Circular driveway; Garage footprint approximately 14 x 14 (no interior garage spaces)
• Utilities: Co-op electric; Co-op water; Septic; Overhead utilities
• Home design: Residential mobile home; Single story; Property is attached
• Construction: Aluminum siding; Built in 1981; Preowned
• Exterior features: Fenced yard; Acreage with few trees and hilly terrain; All-weather road and asphalt access; Circular driveway; Small outdoor wooden shed excluded (to be removed prior to closing)

Interior

• Kitchen: Eat-in kitchen; No appliances included
• Bedrooms: Primary bedroom (11 x 14) on main level; Second bedroom (10 x 12) on main level
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Bonus room; One living area; One dining area; Total of 4 rooms
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J W Long El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 672 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 wind risk, 27% 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 $162,426 (1.5% 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 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?
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $164,900
• List price: $164,900
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17100 County Road 329	0.00mi	2/1.0	924 (0%)	0mo	$164,900	$178	100

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $7,736
• Equity at exit: $24,587

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $51,082
• Equity at exit: $14,258

Cash invested: $46,172 (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 75161

• Home prices YoY: -18.4%
• Active inventory: 89
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $541

Break-even live

Break-even rent $1,361

Max offer price $164,900

Occupancy floor 69%

Sensitivity live

Price	-10% $634	-5% $588	+0% $541	+5% $494	+10% $448
Rent	-10% $379	-5% $460	+0% $541	+5% $622	+10% $703
Rate	-1.0pp $624	-0.5pp $583	base $541	+0.5pp $498	+1.0pp $455

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-17
   historical Active Option Contract 694-char remark
2. 2026-05-07
   listed $164,900 Active 694-char remark
3. 2010-08-13
   soldstatus
4. 2010-08-06
   soldstatus 25-char remark

   Show marketing remark (25 chars)

   Large Cats down the road.

5. 2010-07-13
   historical 25-char remark

   Show marketing remark (25 chars)

   Large Cats down the road.

6. 2010-05-17
   listed $27,500 25-char remark

   Show marketing remark (25 chars)

   Large Cats down the road.

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,312/yr (+$109/mo · 77.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,558
• − Mortgage interest: −$9,237
• − Property taxes: −$1,705
• − Insurance: −$824
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$4,797
• Taxable income: $4,065
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $5,518/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: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,206
• Population (ZIP): 6,910

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 15% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.90%
• Current HPI: 255.8463
• Rent YoY: —
• Metro: —
• 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

+499.6% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) — NTREIS
• 2026-05-25 Pending — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-07 Listed $164,900 NTREIS
• 2010-08-13 Sold (Public Records) — Public Records
• 2010-08-06 Sold (MLS) — NTREIS
• 2010-07-13 Listing Removed — NTREIS
• 2010-05-17 Listed $27,500 NTREIS

Property tax history

+7.4%/yr

Latest (2025): $1,705 · +14.9% YoY. Source: county tax records.