367 Sleepy Meadow Dr · Bridgeport, TX 76426

$164,999

3 bd · 2.0 ba · 1,171 sqft · Manufactured · 269 Days on market

Manufactured home Built 2026 Good condition 8,494 sqft lot $141/sqft · 23% below area Est $215k · 23% under ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +5.7/30.0
• Appreciation +4.8/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Manufactured-home adj. -3.3

Listing remarks MLS

Brand new manufactured home tucked away in the quiet rural area of Runaway Bay. Step inside this beautiful home featuring 3 bedrooms and 2 full bathrooms. Master bedroom is secluded away from other bedrooms. Kitchen features an island, all matching whirlpool appliances including refrigerator, oven, microwave and dishwasher. Living room features a cozy electric fireplace with room for your large TV over the fireplace. 2 inch blinds on all windows. Owner has built a deck on the front and back as well as a paved parking pad with a carport and paved walkway to the front door.

Key facts

• Deck on the front
• Paved parking pad
• Paved walkway

Tags

• MATCHING WHIRLPOOL APPLIANCES
• COZY ELECTRIC FIREPLACE
• DECK ON THE FRONT
• DECK ON THE BACK
• PAVED PARKING PAD
• PAVED WALKWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (38.2% below list).
• Recommended offer: $102k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#472 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Jacksboro ISD (town): math 42% / reading 42% proficiency, ranked #337 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jacksboro El (math 39% / reading 36%, grade F, #1,744 of 4,322 statewide, top 41%, 497 students, 68% FRL); Jacksboro Middle (math 44% / reading 40%, grade D-, #572 of 1,662 statewide, top 36%, 251 students, 68% FRL); Jacksboro H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 335 students, 68% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 485 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
• This rent is only 13% of the median local income ($92k/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 (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,007 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $215,000
• List price: $164,999
• Delta: -23.26%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Sleepy Meadow Dr	0.12mi	4/2.0 (+1)	1,345 (+15%)	7mo	$214,000	$159	59
136 Bridlewood Ln	0.49mi	3/2.0	1,081 (-8%)	14mo	$195,900	$181	53
128 Bridlewood Ln	0.49mi	3/2.0	1,081 (-8%)	16mo	$195,900	$181	51
10780 Shady Oaks Dr	0.19mi	4/2.0 (+1)	1,038 (-11%)	23mo	$177,990	$171	48
148 Bridlewood Ln	0.60mi	3/2.0	1,008 (-14%)	2mo	$179,900	$178	47
190 Meadow Pond Ct	0.65mi	3/2.5	1,064 (-9%)	11mo	$225,000	$211	43
—	1.45mi	3/2.5	1,192 (+2%)	23mo	$232,000	$195	41
149 Bay Roc Ln	1.46mi	3/2.0	896 (-24%)	2mo	$268,288	$299	38
114 Shady Springs Dr	0.66mi	3/2.0	1,008 (-14%)	18mo	$185,000	$184	31
33 Meadow Pond Ct	0.94mi	3/2.0	1,031 (-12%)	19mo	$185,000	$179	30
Lot 41 Block 7 Hauser Pl	0.94mi	2/2.0 (-1)	938 (-20%)	18mo	$250,000	$267	20
66 Tryall Ct	1.47mi	2/1.0 (-1)	900 (-23%)	25mo	$62,900	$70	11

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.30×
• Total profit: $-32,366
• Equity at exit: $41,256

10-year hold

• IRR: -9.6%
• Equity multiple: 0.12×
• Total profit: $-40,713
• Equity at exit: $44,549

Cash invested: $46,200 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $189,450 ($156/sqft)
• Median days on market: 35 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +17.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76426

• Home prices YoY: -0.2%
• Active inventory: 485
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-334

Break-even live

Break-even rent $1,443

Max offer price $116,609

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-277	+0% $-334	+5% $-391	+10% $-448
Rent	-10% $-415	-5% $-375	+0% $-334	+5% $-294	+10% $-254
Rate	-1.0pp $-251	-0.5pp $-292	base $-334	+0.5pp $-377	+1.0pp $-421

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Lark Meadow Dr Unit B Bridgeport, TX	2.0	2.0	920	$950	$1.03	40d	1	0.29mi
260 Lark Meadow Dr Unit A Bridgeport, TX	3.0	2.0	900	$1,075	$1.19	0d	1	0.32mi
260 Lark Meadow Dr Unit A Bridgeport, TX	3.0	2.0	900	$1,100	$1.22	12d	1	0.32mi
10915 Shady Oaks Dr Runaway Bay, TX	3.0	2.0	1488	$1,398	$0.94	86d	1	0.42mi
140 Spring Hill Ct Bridgeport, TX	2.0	1.0	720	$1,000	$1.39	86d	1	0.48mi
156 Bridlewood Ln Bridgeport, TX	3.0	2.0	1098	$1,395	$1.27	19d	1	0.50mi
149 Private Road 1509 Unit A Runaway Bay, TX	2.0	2.0	1210	$950	$0.79	35d	1	1.38mi
143 Private Road 1509 Unit A Runaway Bay, TX	2.0	2.0	1210	$875	$0.72	70d	1	1.38mi
143 Private Road 1509 Unit A Runaway Bay, TX	2.0	2.0	1220	$875	$0.72	73d	1	1.38mi

Listing history 50 events

1. 2026-07-31
   days on market $164,999 Active 269 DOM
2. 2026-07-30
   days on market $164,999 Active 267 DOM
3. 2026-07-28
   days on market $164,999 Active 266 DOM
4. 2026-07-26
   days on market $164,999 Active 264 DOM
5. 2026-07-24
   days on market $164,999 Active 262 DOM
6. 2026-07-23
   days on market $164,999 Active 261 DOM
7. 2026-07-22
   days on market $164,999 Active 260 DOM
8. 2026-07-21
   days on market $164,999 Active 259 DOM
9. 2026-07-20
   days on market $164,999 Active 258 DOM
10. 2026-07-18
    days on market $164,999 Active 256 DOM
11. 2026-07-18
    days on market $164,999 Active 255 DOM
12. 2026-07-16
    days on market $164,999 Active 254 DOM
13. 2026-07-15
    days on market $164,999 Active 253 DOM
14. 2026-07-14
    days on market $164,999 Active 252 DOM
15. 2026-07-14
    price $164,999 Active 251 DOM
16. 2026-07-13
    days on market $169,999 Active 251 DOM
17. 2026-07-13
    days on market $169,999 Active 250 DOM
18. 2026-07-11
    days on market $169,999 Active 249 DOM
19. 2026-07-10
    days on market $169,999 Active 248 DOM
20. 2026-07-09
    days on market $169,999 Active 247 DOM
21. 2026-07-07
    days on market $169,999 Active 245 DOM
22. 2026-07-06
    days on market $169,999 Active 244 DOM
23. 2026-07-06
    days on market $169,999 Active 243 DOM
24. 2026-07-05
    days on market $169,999 Active 242 DOM
25. 2026-07-03
    days on market $169,999 Active 241 DOM
26. 2026-07-02
    days on market $169,999 Active 240 DOM
27. 2026-07-01
    days on market $169,999 Active 239 DOM
28. 2026-06-30
    days on market $169,999 Active 238 DOM
29. 2026-06-29
    days on market $169,999 Active 237 DOM
30. 2026-06-28
    days on market $169,999 Active 236 DOM
31. 2026-06-27
    days on market $169,999 Active 235 DOM
32. 2026-06-26
    days on market $169,999 Active 234 DOM
33. 2026-06-24
    days on market $169,999 Active 232 DOM
34. 2026-06-22
    days on market $169,999 Active 230 DOM
35. 2026-06-21
    days on market $169,999 Active 229 DOM
36. 2026-06-18
    days on market $169,999 Active 226 DOM
37. 2026-06-17
    days on market $169,999 Active 225 DOM
38. 2026-06-16
    days on market $169,999 Active 224 DOM
39. 2026-06-15
    days on market $169,999 Active 223 DOM
40. 2026-06-13
    days on market $169,999 Active 221 DOM
41. 2026-06-13
    days on market $169,999 Active 220 DOM
42. 2026-06-09
    days on market $169,999 Active 217 DOM
43. 2026-06-08
    days on market $169,999 Active 216 DOM
44. 2026-06-07
    days on market $169,999 Active 215 DOM
45. 2026-06-04
    days on market $169,999 Active 212 DOM
46. 2026-06-03
    days on market $169,999 Active 211 DOM
47. 2026-06-02
    days on market $169,999 Active 210 DOM
48. 2026-06-01
    days on market $169,999 Active 209 DOM
49. 2026-05-31
    days on market $169,999 Active 208 DOM
50. 2026-03-31
    price $169,999 578-char remark

    Show marketing remark (578 chars)

    Brand new manufactured home tucked away in the quiet rural area of Runaway Bay. Step inside this beautiful home featuring 3 bedrooms and 2 full bathrooms. Master bedroom is secluded away from other bedrooms. Kitchen features an island, all matching whirlpool appliances including refrigerator, oven, microwave and dishwasher. Living room features a cozy electric fireplace with room for your large TV over the fireplace. 2 inch blinds on all windows. Owner has built a deck on the front and back as well as a paved parking pad with a carport and paved walkway to the front door.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,241
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$4,800
• Taxable loss: −$7,060
• Est. tax savings @ 24.0%: +$1,694
• After-tax cash flow: $-2,319/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 Est. rehab $5,855–$17,565 screening

This brand new manufactured home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value increase through minor updates.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint — Fresh paint can make the home more appealing and increase its value. ↑
• Both Landscaping around the deck — Improves the overall aesthetic and adds value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Jacksboro El F TX #1,744/4,322 Nat'l #21,283/41,679 Middle Jacksboro Middle D- TX #572/1,662 Nat'l #5,398/14,009 High Jacksboro H S D+ TX #447/1,632 Nat'l #5,016/17,239

Schools (NCES district)

• District: Jacksboro ISD
• NCES district ID: 4824530
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,739
• Composite: 35.94/100
• National rank: #4802
• State rank: #337 of 826 in TX

C Composite livability gradescore 68/100

Livability — Bridgeport

• Score: 68/100
• State rank: #472
• US rank: #9507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wise County · 71,620 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,632
• Household income: $92,130
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 3% of renters

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Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

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Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 417.89
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-15.0% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $169,999 NTREIS
• 2026-02-27 Price Changed $175,000 NTREIS
• 2026-02-16 Price Changed $179,000 NTREIS
• 2026-02-02 Price Changed $184,999 NTREIS
• 2025-12-14 Price Changed $189,999 NTREIS
• 2025-10-31 Listed $199,999 NTREIS