115 Yates Cir · Aledo, TX 76008

$79,999

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 111 Days on market

Manufactured home Built 2006 Fair condition 0.56 ac lot $95/sqft · 38% below area ↓ 5% since listing

---

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 +6.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.1

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $759 ($9k/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: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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.
• Zoned schools: Coder El (math 63% / reading 62%, grade B, #311 of 4,322 statewide, top 7%, 562 students, 20% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 1148 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 11% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($73k) 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 $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.64%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

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

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Pine St	0.52mi	2/1.0 (-1)	784 (-7%)	7mo	$259,900	$332	50
1162 Pete Ct	1.86mi	2/2.0 (-1)	960 (+14%)	8mo	$127,405	$133	30
109 Locust St	0.50mi	3/1.0	672 (-20%)	52mo	$120,000	$179	28
1209 E West Oak Dr	1.51mi	3/2.0	1,064 (+27%)	28mo	$185,000	$174	20
1107 Becky Dr	1.85mi	2/2.0 (-1)	1,056 (+26%)	50mo	$139,900	$132	15

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.63×
• Total profit: $36,610
• Equity at exit: $11,928

10-year hold

• IRR: 44.8%
• Equity multiple: 5.44×
• Total profit: $99,351
• 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: 1148
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $759

Break-even live

Break-even rent $591

Max offer price $79,999

Occupancy floor 46%

Sensitivity live

Price	-10% $804	-5% $781	+0% $759	+5% $645	+10% $617
Rent	-10% $636	-5% $697	+0% $759	+5% $820	+10% $881
Rate	-1.0pp $799	-0.5pp $779	base $759	+0.5pp $738	+1.0pp $717

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
• Club membership (one-time): —
• 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	$1,349	$1.28	49d	1	0.05mi

Property features AI

Finance

• Other: Property treated as clear for loan purposesPossession at closing/funding
• Financial info: Loan types accepted: Cash, Conventional, FHA, VASecond mortgage: No
• HOA & community: No association

Exterior

• Parking: Carport (covered) with 2 covered spaces and 2 carport spacesNo garage
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Mobile home (residential)Not attached to another propertyBuilt in 2006
• Construction: Shingle roof2006 construction
• Exterior features: Lot approximately 0.56 acreSubdivision: EDDLEMAN RICHARD CDirections: use GPS

Interior

• Kitchen: DishwasherElectric rangeVented exhaust fanBuilt-in cabinets
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: One-level layoutWindow coveringsBuilt-in cabinets in kitchenAccessible approach with rampLiving area includes one living room and one dining areaOther interior features
• Laundry & utility: Full-size washer/dryer area

Listing history 50 events

1. 2026-08-11
   days on market $79,999 Active 111 DOM
2. 2026-08-10
   days on market $79,999 Active 110 DOM
3. 2026-08-09
   days on market $79,999 Active 109 DOM
4. 2026-08-08
   days on market $79,999 Active 108 DOM
5. 2026-08-06
   days on market $79,999 Active 106 DOM
6. 2026-08-05
   days on market $79,999 Active 105 DOM
7. 2026-08-04
   days on market $79,999 Active 104 DOM
8. 2026-08-03
   days on market $79,999 Active 103 DOM
9. 2026-07-31
   days on market $79,999 Active 100 DOM
10. 2026-07-30
    days on market $79,999 Active 99 DOM
11. 2026-07-30
    days on market $79,999 Active 98 DOM
12. 2026-07-28
    days on market $79,999 Active 97 DOM
13. 2026-07-26
    days on market $79,999 Active 95 DOM
14. 2026-07-24
    days on market $79,999 Active 93 DOM
15. 2026-07-23
    days on market $79,999 Active 92 DOM
16. 2026-07-22
    days on market $79,999 Active 91 DOM
17. 2026-07-21
    days on market $79,999 Active 90 DOM
18. 2026-07-20
    days on market $79,999 Active 89 DOM
19. 2026-07-18
    days on market $79,999 Active 87 DOM
20. 2026-07-18
    days on market $79,999 Active 86 DOM
21. 2026-07-16
    days on market $79,999 Active 85 DOM
22. 2026-07-15
    days on market $79,999 Active 84 DOM
23. 2026-07-14
    days on market $79,999 Active 83 DOM
24. 2026-07-13
    days on market $79,999 Active 82 DOM
25. 2026-07-13
    days on market $79,999 Active 81 DOM
26. 2026-07-11
    days on market $79,999 Active 80 DOM
27. 2026-07-10
    days on market $79,999 Active 79 DOM
28. 2026-07-09
    days on market $79,999 Active 78 DOM
29. 2026-07-07
    days on market $79,999 Active 76 DOM
30. 2026-07-06
    days on market $79,999 Active 75 DOM
31. 2026-07-06
    days on market $79,999 Active 74 DOM
32. 2026-07-05
    days on market $79,999 Active 73 DOM
33. 2026-07-03
    days on market $79,999 Active 72 DOM
34. 2026-07-02
    days on market $79,999 Active 71 DOM
35. 2026-07-01
    days on market $79,999 Active 70 DOM
36. 2026-06-30
    days on market $79,999 Active 69 DOM
37. 2026-06-29
    days on market $79,999 Active 68 DOM
38. 2026-06-28
    days on market $79,999 Active 67 DOM
39. 2026-06-27
    days on market $79,999 Active 66 DOM
40. 2026-06-26
    days on market $79,999 Active 65 DOM
41. 2026-06-24
    days on market $79,999 Active 63 DOM
42. 2026-06-22
    days on market $79,999 Active 61 DOM
43. 2026-06-21
    days on market $79,999 Active 60 DOM
44. 2026-06-18
    days on market $79,999 Active 57 DOM
45. 2026-06-17
    days on market $79,999 Active 56 DOM
46. 2026-06-16
    days on market $79,999 Active 55 DOM
47. 2026-06-15
    days on market $79,999 Active 54 DOM
48. 2026-06-13
    days on market $79,999 Active 52 DOM
49. 2026-06-09
    days on market $79,999 Active 48 DOM
50. 2026-06-08
    days on market $79,999 Active 47 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: $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: $18,610
• − Mortgage interest: −$4,481
• − Property taxes: −$165
• − Insurance: −$400
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,327
• Taxable income: $8,259
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $7,120/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $21,000–$37,800 screening

The home requires moderate repairs to the roof and exterior siding, along with some maintenance to the landscaping and paint. Updates to the exterior and roof would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Aged appearance
• Moderate exterior siding — Weathered and worn
• Minor landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint exterior and roof — Enhances curb appeal and value ↑
• Both Landscaping and fence maintenance — Improves curb appeal and value ↑
• Resale Replace worn flooring — Fresh flooring improves aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Coder El B TX #311/4,322 Nat'l #6,111/41,679 Middle Aledo Middle A TX #57/1,662 Nat'l #797/14,009 High Don R Daniel Ninth Grade Campus B- TX #227/1,632 Nat'l #3,101/17,239

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

B Composite livability gradescore 71/100

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 · 147,426 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: 12% of renters

---

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

Property features AI

Finance

• Other: Property treated as clear for loan purposesPossession at closing/funding
• Financial info: Loan types accepted: Cash, Conventional, FHA, VASecond mortgage: No
• HOA & community: No association

Exterior

• Parking: Carport (covered) with 2 covered spaces and 2 carport spacesNo garage
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Mobile home (residential)Not attached to another propertyBuilt in 2006
• Construction: Shingle roof2006 construction
• Exterior features: Lot approximately 0.56 acreSubdivision: EDDLEMAN RICHARD CDirections: use GPS

Interior

• Kitchen: DishwasherElectric rangeVented exhaust fanBuilt-in cabinets
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: One-level layoutWindow coveringsBuilt-in cabinets in kitchenAccessible approach with rampLiving area includes one living room and one dining areaOther interior features
• Laundry & utility: Full-size washer/dryer area

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.