115 Yates Cir · Aledo, TX 76008

$79,999

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 57 Days on market

Built 2006 0.56 ac lot $95/sqft · 38% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Aledo Independent School District! Nestled in an established neighborhood and a prime location. Conveniently located near local parks, shopping, dining, and just minutes from downtown Aledo with easy access to Fort Worth. A great opportunity to own a home in one of the most desirable communities in Parker County with highly rated schools. Don’t miss your chance to make this one yours!

Key facts

• 0.56 acre lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.8% vs local median 2.9% in Aledo — 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 71/100 on livability (#328 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 818 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($168k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 2.48% ✓
• Cap rate: 22.80%
• Cash-on-cash: 58.95%
• DSCR: 3.62
• GRM: 3.4

CMA / ARV

• ARV (median comp): $185,702
• List price: $79,999
• Delta: -56.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 58.4%
• Equity multiple: 3.62×
• Total profit: $58,742
• Equity at exit: $11,928

10-year hold

• IRR: 63.5%
• Equity multiple: 7.62×
• Total profit: $148,178
• Equity at exit: $6,917

Cash invested: $22,400 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 818
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,100

Break-even live

Break-even rent $591

Max offer price $79,999

Occupancy floor 40%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Yates Cir Aledo, TX	2.0	2.0	1056	$1,499	$1.42	15d	1	0.05mi

Listing history 15 events

1. 2026-06-18
   days on market $79,999 Active 57 DOM
2. 2026-06-17
   days on market $79,999 Active 56 DOM
3. 2026-06-16
   days on market $79,999 Active 55 DOM
4. 2026-06-15
   days on market $79,999 Active 54 DOM
5. 2026-06-13
   days on market $79,999 Active 52 DOM
6. 2026-06-09
   days on market $79,999 Active 48 DOM
7. 2026-06-08
   days on market $79,999 Active 47 DOM
8. 2026-06-07
   days on market $79,999 Active 46 DOM
9. 2026-06-04
   days on market $79,999 Active 43 DOM
10. 2026-06-03
    days on market $79,999 Active 42 DOM
11. 2026-06-02
    days on market $79,999 Active 41 DOM
12. 2026-06-01
    days on market $79,999 Active 40 DOM
13. 2026-05-31
    days on market $79,999 Active 39 DOM
14. 2026-05-18
    price $79,999 393-char remark

    Show marketing remark (393 chars)

    Aledo Independent School District! Nestled in an established neighborhood and a prime location. Conveniently located near local parks, shopping, dining, and just minutes from downtown Aledo with easy access to Fort Worth. A great opportunity to own a home in one of the most desirable communities in Parker County with highly rated schools. Don’t miss your chance to make this one yours!

15. 2026-04-13
    listed $84,000 Active 393-char remark

    Show marketing remark (393 chars)

    Aledo Independent School District! Nestled in an established neighborhood and a prime location. Conveniently located near local parks, shopping, dining, and just minutes from downtown Aledo with easy access to Fort Worth. A great opportunity to own a home in one of the most desirable communities in Parker County with highly rated schools. Don’t miss your chance to make this one yours!

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$1,299/yr (+$108/mo · 787.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,801
• − Mortgage interest: −$4,481
• − Property taxes: −$165
• − Insurance: −$400
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$2,327
• Taxable income: $12,619
• Est. tax owed @ 24.0%: −$3,029
• After-tax cash flow: $10,175/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 of 826 in TX

Livability — Aledo

• Score: 71/100
• State rank: #328
• US rank: #7200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aledo, TX
• County: Parker County · 144,797 people
• City population: 25,165
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

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: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $79,999 NTREIS
• 2026-04-13 Listed $84,000 NTREIS

Property tax history

+0.0%/yr

Latest (2011): $165 · +0.6% YoY. Source: county tax records.