140 Terri Dr · Gunter, TX 76233

$199,000

4 bd · 2.0 ba · 2,176 sqft · Manufactured public records · 90 Days on market

Built 1994 1.50 ac lot

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Why this score? — see what drove the D 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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 4-bedroom, 2-bath manufactured home, nestled on 1.5 acres of land in the charming town of Collinsville, Texas. This spacious home features a modern layout with fresh finishes throughout, blending comfort and style seamlessly. The newly updated kitchen boasts sleek granite countertops, new appliances, and ample cabinet space—perfect for home chefs and family gatherings. Not into cooking? No worries! Enjoy the convenience of being just minutes from downtown Collinsville, where you’ll find local favorites like Pirate Island, Poorboy's Cafe, and Los Manuelitos. The primary bathroom is exceptionally spacious, offering a spa-like retreat with ample room to relax. Each of the four generously sized bedrooms provides a comfortable, peaceful escape, and the two fully renovated bathrooms feature contemporary fixtures throughout. Step outside to the expansive 1.5-acre lot, which offers plenty of space for outdoor activities, future expansion, or a chicken coop—perfect for anyone looking to live off the land in a sustainable way. Whether you're seeking a peaceful retreat or a place to entertain, this property offers the perfect balance of country living and modern convenience. Don’t miss the opportunity to make this stunning, move-in-ready home yours!

Key facts

• Expansive lot
• Renovated home
• New appliances

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• AMPLE CABINET SPACE
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (8.8% below list).
• Recommended offer: $182k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.9% in Gunter — 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 72/100 on livability (#236 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Collinsville ISD (rural): math 35% / reading 42% proficiency, ranked #414 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 2,272 units permitted in Grayson County in 2024 (750 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 $6k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,542 (8.8% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.1

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,863
• Equity at exit: $29,672

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-14,296
• Equity at exit: $17,206

Cash invested: $55,720 (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 76233

• Home prices YoY: -5.4%
• Active inventory: 72
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$207 /mo · $2,490/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $100

Break-even live

Break-even rent $1,689

Max offer price $199,000

Occupancy floor 89%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $199,000 Active 90 DOM
2. 2026-06-18
   days on market $199,000 Active 89 DOM
3. 2026-06-17
   days on market $199,000 Active 88 DOM
4. 2026-06-16
   days on market $199,000 Active 87 DOM
5. 2026-06-15
   days on market $199,000 Active 86 DOM
6. 2026-06-14
   days on market $199,000 Active 84 DOM
7. 2026-06-12
   days on market $199,000 Active 83 DOM
8. 2026-06-09
   days on market $199,000 Active 80 DOM
9. 2026-06-08
   days on market $199,000 Active 79 DOM
10. 2026-06-07
    days on market $199,000 Active 78 DOM
11. 2026-06-03
    days on market $199,000 Active 74 DOM
12. 2026-06-02
    days on market $199,000 Active 73 DOM
13. 2026-06-01
    days on market $199,000 Active 72 DOM
14. 2026-05-31
    days on market $199,000 Active 71 DOM
15. 2026-05-30
    days on market $199,000 Active 70 DOM
16. 2026-04-21
    status Active 1332-char remark

    Show marketing remark (1332 chars)

    Welcome to this beautifully renovated 4-bedroom, 2-bath manufactured home, nestled on 1.5 acres of land in the charming town of Collinsville, Texas. This spacious home features a modern layout with fresh finishes throughout, blending comfort and style seamlessly. The newly updated kitchen boasts sleek granite countertops, new appliances, and ample cabinet space—perfect for home chefs and family gatherings. Not into cooking? No worries! Enjoy the convenience of being just minutes from downtown Collinsville, where you’ll find local favorites like Pirate Island, Poorboy's Cafe, and Los Manuelitos. The primary bathroom is exceptionally spacious, offering a spa-like retreat with ample room to relax. Each of the four generously sized bedrooms provides a comfortable, peaceful escape, and the two fully renovated bathrooms feature contemporary fixtures throughout. Step outside to the expansive 1.5-acre lot, which offers plenty of space for outdoor activities, future expansion, or a chicken coop—perfect for anyone looking to live off the land in a sustainable way. Whether you're seeking a peaceful retreat or a place to entertain, this property offers the perfect balance of country living and modern convenience. Don’t miss the opportunity to make this stunning, move-in-ready home yours!

17. 2026-04-16
    historical Active Option Contract 1332-char remark

    Show marketing remark (1332 chars)

    Welcome to this beautifully renovated 4-bedroom, 2-bath manufactured home, nestled on 1.5 acres of land in the charming town of Collinsville, Texas. This spacious home features a modern layout with fresh finishes throughout, blending comfort and style seamlessly. The newly updated kitchen boasts sleek granite countertops, new appliances, and ample cabinet space—perfect for home chefs and family gatherings. Not into cooking? No worries! Enjoy the convenience of being just minutes from downtown Collinsville, where you’ll find local favorites like Pirate Island, Poorboy's Cafe, and Los Manuelitos. The primary bathroom is exceptionally spacious, offering a spa-like retreat with ample room to relax. Each of the four generously sized bedrooms provides a comfortable, peaceful escape, and the two fully renovated bathrooms feature contemporary fixtures throughout. Step outside to the expansive 1.5-acre lot, which offers plenty of space for outdoor activities, future expansion, or a chicken coop—perfect for anyone looking to live off the land in a sustainable way. Whether you're seeking a peaceful retreat or a place to entertain, this property offers the perfect balance of country living and modern convenience. Don’t miss the opportunity to make this stunning, move-in-ready home yours!

18. 2026-02-25
    listed $199,000 Active 1332-char remark

    Show marketing remark (1332 chars)

    Welcome to this beautifully renovated 4-bedroom, 2-bath manufactured home, nestled on 1.5 acres of land in the charming town of Collinsville, Texas. This spacious home features a modern layout with fresh finishes throughout, blending comfort and style seamlessly. The newly updated kitchen boasts sleek granite countertops, new appliances, and ample cabinet space—perfect for home chefs and family gatherings. Not into cooking? No worries! Enjoy the convenience of being just minutes from downtown Collinsville, where you’ll find local favorites like Pirate Island, Poorboy's Cafe, and Los Manuelitos. The primary bathroom is exceptionally spacious, offering a spa-like retreat with ample room to relax. Each of the four generously sized bedrooms provides a comfortable, peaceful escape, and the two fully renovated bathrooms feature contemporary fixtures throughout. Step outside to the expansive 1.5-acre lot, which offers plenty of space for outdoor activities, future expansion, or a chicken coop—perfect for anyone looking to live off the land in a sustainable way. Whether you're seeking a peaceful retreat or a place to entertain, this property offers the perfect balance of country living and modern convenience. Don’t miss the opportunity to make this stunning, move-in-ready home yours!

19. 2025-10-21
    historical
20. 2025-10-17
    historical Active Option Contract
21. 2025-09-02
    price $212,000
22. 2025-07-07
    price $215,000
23. 2025-06-16
    listed $225,000 Active
24. 2025-04-23
    price $219,000
25. 2025-04-11
    price $225,000
26. 2025-04-03
    price $229,000
27. 2025-03-26
    price $234,900
28. 2025-03-17
    price $239,900
29. 2025-02-24
    price $244,900
30. 2025-02-08
    listed $249,900 Active
31. 2024-09-19
    historical
32. 2024-09-13
    price $149,000
33. 2024-09-05
    listed $159,000 Active
34. 2024-08-22
    soldstatus
35. 2020-07-09
    soldstatus $160,000
36. 2015-12-24
    soldstatus Sold
37. 2015-12-15
    status Pending
38. 2015-12-09
    price $12,000
39. 2015-11-30
    listed $15,000 Active

ⓘ 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: $2,490 · $207/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,152/yr (+$96/mo · 46.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,785
• − Mortgage interest: −$11,147
• − Property taxes: −$2,490
• − Insurance: −$995
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,789
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,712/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: Collinsville ISD
• NCES district ID: 4814580
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $58,810
• Composite: 34.07/100
• National rank: #5300
• State rank: #414 of 826 in TX

Livability — Gunter

• Score: 72/100
• State rank: #236
• US rank: #5729

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

• Population (ZIP): 3,604

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 278.8187
• 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

+1226.7% since first listed

24 events — show timeline

• 2026-04-21 Relisted — NTREIS
• 2026-04-16 Contingent — NTREIS
• 2026-02-25 Listed $199,000 NTREIS
• 2025-10-21 Listing Removed — NTREIS
• 2025-10-17 Contingent — NTREIS
• 2025-09-02 Price Changed $212,000 NTREIS
• 2025-07-07 Price Changed $215,000 NTREIS
• 2025-06-16 Listed $225,000 NTREIS
• 2025-04-23 Price Changed $219,000 NTREIS
• 2025-04-11 Price Changed $225,000 NTREIS
• 2025-04-03 Price Changed $229,000 NTREIS
• 2025-03-26 Price Changed $234,900 NTREIS
• 2025-03-17 Price Changed $239,900 NTREIS
• 2025-02-24 Price Changed $244,900 NTREIS
• 2025-02-08 Listed $249,900 NTREIS
• 2024-09-19 Listing Removed — NTREIS
• 2024-09-13 Price Changed $149,000 NTREIS
• 2024-09-05 Listed $159,000 NTREIS
• 2024-08-22 Sold (Public Records) — Public Records
• 2020-07-09 Sold (Public Records) $160,000 Public Records
• 2015-12-24 Sold (MLS) — NTREIS
• 2015-12-15 Pending — NTREIS
• 2015-12-09 Price Changed $12,000 NTREIS
• 2015-11-30 Listed $15,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $2,490 · +0.5% YoY. Source: county tax records.