12517 Fannin Pkwy · Tyler, TX 75708

$139,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 18 Days on market

Built 2012 0.28 ac lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is affordability at its finest! Low-maintenance 3-bedroom, 2-bath manufactured home with durable vinyl siding and a wheelchair-accessible ramp for easy access. Conveniently located just minutes from I-20, this property offers both comfort and accessibility. Features include two storage buildings, a greenhouse, and a dedicated garden area for outdoor enjoyment. The privacy-fenced backyard includes a large concrete slab perfect for grilling, patio furniture, and entertaining. Additional highlights include a whole-home generator and covered parking for added convenience and peace of mind.

Key facts

• Greenhouse
• Large concrete slab
• 0.28 acre lot

Tags

• WHEELCHAIR-ACCESSIBLE RAMP
• TWO STORAGE BUILDINGS
• GREENHOUSE
• DEDICATED GARDEN AREA
• PRIVACY-FENCED BACKYARD
• LARGE CONCRETE SLAB

Property features AI

Exterior

• Parking: Attached paved garage with 2 spaces
• Utilities: Propane; Public sewer
• Home design: Manufactured home; Residential property; Located on a cul-de-sac; Level lot; Subdivision: Summerwood; Directions: I-20, Hwy 155, CR 3213 (Fannin Pkwy)
• Construction: Composition roof; Wood construction elements
• Exterior features: Storm door(s); Wood fencing; Composition roof; Storage structure; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Ice maker
• Bedrooms: Total rooms: 8
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Breakfast bar; Pantry; Storm windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $127k (9.4% below list).
• Recommended offer: $127k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Tyler — 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 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, commute F.
• Winona ISD (rural): math 32% / reading 35% proficiency, ranked #539 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winona El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 565 students, 90% FRL); Winona Middle (math 42% / reading 41%, grade F, #595 of 1,662 statewide, top 37%, 251 students, 87% FRL); Winona H S (math 42% / reading 42%, grade F, #730 of 1,632 statewide, top 47%, 288 students, 80% FRL) — zoned schools average 86% FRL vs 56% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($967 loan paydown + $7k appreciation (5.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,783 (9.4% 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.98×
• Total profit: $38,517
• Equity at exit: $78,977

10-year hold

• IRR: 16.0%
• Equity multiple: 3.83×
• Total profit: $110,868
• Equity at exit: $136,054

Cash invested: $39,172 (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 75708

• Home prices YoY: 2.4%
• Active inventory: 67
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $103

Break-even live

Break-even rent $1,137

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $182	-5% $143	+0% $103	+5% $64	+10% $24
Rent	-10% $3	-5% $53	+0% $103	+5% $153	+10% $203
Rate	-1.0pp $174	-0.5pp $139	base $103	+0.5pp $67	+1.0pp $30

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12277 State Highway 155 Tyler, TX	3.0–4.0	2.0	1392	$1,299	$0.93	15d	5	0.30mi
12336 Chapman Rd Tyler, TX	3.0	1.5	1395	$1,425	$1.02	22d	1	0.78mi
12547 Chapman Rd Unit M Tyler, TX	2.0	1.0	904	$875	$0.97	45d	1	0.98mi

Listing history 13 events

1. 2026-06-14
   statusdays on market $139,900 Pending 18 DOM
2. 2026-06-13
   days on market $139,900 Active 17 DOM
3. 2026-06-10
   days on market $139,900 Active 15 DOM
4. 2026-06-09
   days on market $139,900 Active 14 DOM
5. 2026-06-08
   days on market $139,900 Active 13 DOM
6. 2026-06-07
   days on market $139,900 Active 12 DOM
7. 2026-06-02
   days on market $139,900 Active 7 DOM
8. 2026-06-01
   days on market $139,900 Active 6 DOM
9. 2026-05-31
   days on market $139,900 Active 5 DOM
10. 2026-05-30
    days on market $139,900 Active 4 DOM
11. 2026-05-26
    listed $139,900 Active
12. 2013-01-17
    soldstatus
13. 2011-12-21
    soldstatus

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$1,284/yr (+$107/mo · 100.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,214
• − Mortgage interest: −$7,837
• − Property taxes: −$1,276
• − Insurance: −$700
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,070
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,504/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: Winona ISD
• NCES district ID: 4846230
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $48,761
• Composite: 28.98/100
• National rank: #6624
• State rank: #539 of 826 in TX

Livability — Tyler

• Score: 75/100
• State rank: #147
• US rank: #4181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 127,842
• Population (ZIP): 10,001

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 51% White 39% Two or more races 9% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Danish 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 37% Vietnamese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.96%
• Current HPI: 216.4494
• 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

3 events — show timeline

• 2026-05-26 Listed $139,900 LAAR
• 2013-01-17 Sold (Public Records) — Public Records
• 2011-12-21 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,276 · +10.9% YoY. Source: county tax records.