311 W Crystal St · Iowa Park, TX 76367

$139,990

3 bd · 0.5 ba · 1,292 sqft · Manufactured public records · 32 Days on market

Built 2019 Good condition

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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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to 311 W. Crystal in sought-after Iowa Park ISD, known for its strong athletic programs and small-town charm! Situated on a beautifully manicured corner lot, this home offers curb appeal from the moment you arrive. Enjoy outdoor living under the covered patio surrounded by mature landscaping, perfect for entertaining or relaxing evenings. There is a bonus room inside the home AND bonus entertainment area with air conditioning and room for a pool table makes hosting guests effortless year-round!

Key facts

• Bonus room
• Covered patio
• Mature landscaping

Tags

• CORNER LOT
• COVERED PATIO
• MATURE LANDSCAPING
• BONUS ROOM
• BONUS ENTERTAINMENT AREA

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential mobile home; Single-family subtype
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Corner lot; Pets allowed

Interior

• Kitchen: Dishwasher; Disposal
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#272 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa Park CISD (town): math 57% / reading 49% proficiency, ranked #129 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kidwell El (467 students, 48% FRL); W F George Middle (math 52% / reading 41%, grade D+, #443 of 1,662 statewide, top 28%, 436 students, 42% FRL); Iowa Park H S (math 72% / reading 67%, grade B, #119 of 1,632 statewide, top 9%, 544 students, 34% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Wichita County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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: 1.12% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $92,138
• Equity at exit: $126,114

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $258,932
• Equity at exit: $271,970

Cash invested: $39,197 (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 76367

• Home prices YoY: 6.7%
• Active inventory: 65
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$197 /mo · $2,359/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $249

Break-even live

Break-even rent $1,252

Max offer price $139,990

Occupancy floor 79%

Sensitivity live

Price	-10% $328	-5% $289	+0% $249	+5% $209	+10% $170
Rent	-10% $125	-5% $187	+0% $249	+5% $311	+10% $373
Rate	-1.0pp $319	-0.5pp $285	base $249	+0.5pp $213	+1.0pp $176

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 W Louisa Ave Iowa Park, TX	3.0	1.5	1144	$1,500	$1.31	45d	1	1.30mi
909 Van Horn St Iowa Park, TX	3.0	2.0	1677	$1,645	$0.98	45d	1	1.31mi

Listing history 18 events

1. 2026-06-22
   days on market $139,990 Active 32 DOM
2. 2026-06-19
   days on market $139,990 Active 30 DOM
3. 2026-06-18
   days on market $139,990 Active 29 DOM
4. 2026-06-17
   days on market $139,990 Active 28 DOM
5. 2026-06-16
   days on market $139,990 Active 27 DOM
6. 2026-06-15
   days on market $139,990 Active 26 DOM
7. 2026-06-14
   days on market $139,990 Active 24 DOM
8. 2026-06-13
   days on market $139,990 Active 23 DOM
9. 2026-06-10
   days on market $139,990 Active 21 DOM
10. 2026-06-09
    days on market $139,990 Active 20 DOM
11. 2026-06-08
    days on market $139,990 Active 19 DOM
12. 2026-06-07
    days on market $139,990 Active 18 DOM
13. 2026-06-03
    days on market $139,990 Active 14 DOM
14. 2026-06-02
    days on market $139,990 Active 13 DOM
15. 2026-06-01
    days on market $139,990 Active 12 DOM
16. 2026-05-31
    days on market $139,990 Active 11 DOM
17. 2026-05-30
    days on market $139,990 Active 10 DOM
18. 2026-05-20
    listed $139,990 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: $2,359 · $197/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$203/yr (+$17/mo · 8.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,806
• − Mortgage interest: −$7,842
• − Property taxes: −$2,359
• − Insurance: −$700
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,072
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,790/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 · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home in Iowa Park ISD is in good condition with a good curb appeal and modern updates. It offers a great opportunity for an investor to make minor improvements and increase its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value.
• Both Install smart home technology — Smart home features improve convenience and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value. ↑
• Both Install smart home technology — Smart home features improve convenience and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Iowa Park CISD
• NCES district ID: 4824260
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $52,689
• Composite: 45.57/100
• National rank: #2597
• State rank: #129 of 826 in TX

Livability — Iowa Park

• Score: 72/100
• State rank: #272
• US rank: #6350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Park, TX
• City population: 14,013
• Population (ZIP): 14,013

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Black 10% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.29%
• Current HPI: 387.78
• 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

1 event — show timeline

• 2026-05-20 Listed $139,990 WFAOR

Property tax history

+4.5%/yr

Latest (2025): $2,359 · -1.3% YoY. Source: county tax records.