12760 County Road 1047 · Wylie, TX 75442

$140,000

5 bd · 3.0 ba · 2,128 sqft · Land public records · 117 Days on market

Built 2000 0.41 ac lot $66/sqft · 36% below area Est $218k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

Key facts

• Covered porch
• Secure backyard
• Two covered carport

Tags

• INTERIOR LOT
• COVERED PORCH
• STORAGE BUILDING
• SECURE BACKYARD
• TWO COVERED CARPORT
• PRIVATE LAND

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $140k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/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: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.0% in Wylie — 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 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 415 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $89k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. Schools are B-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?
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: 1.63% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.1

CMA / ARV

• ARV (median comp): $217,895
• List price: $140,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $24,800
• Equity at exit: $20,874

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $82,984
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

ZIP-level market 75442

• Home prices YoY: -8.3%
• Active inventory: 415
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$261 /mo · $3,135/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $744

Break-even live

Break-even rent $1,334

Max offer price $140,000

Occupancy floor 62%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Canyon Dr Farmersville, TX	4.0	3.0	2059	$2,150	$1.04	19d	1	1.32mi
3713 Canyon Dr Farmersville, TX	4.0	3.0	2059	$2,150	$1.04	12d	1	1.34mi
3906 Mill Creek Dr Farmersville, TX	4.0	3.0	2059	$2,095	$1.02	44d	1	1.49mi

Listing history 27 events

1. 2026-06-02
   statusdays on market $140,000 Pending 117 DOM
2. 2026-06-01
   days on market $140,000 Active Option Contract 116 DOM
3. 2026-05-31
   days on market $140,000 Active Option Contract 115 DOM
4. 2026-05-19
   historical Active Option Contract 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

5. 2026-05-07
   price $140,000 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

6. 2026-04-25
   price $155,000 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

7. 2026-04-10
   price $175,000 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

8. 2026-03-22
   price $189,900 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

9. 2026-02-27
   price $199,900 933-char remark

   Show marketing remark (933 chars)

   Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

10. 2026-02-06
    listed $228,900 Active 933-char remark

    Show marketing remark (933 chars)

    Contractor and Handyman Property: 5BD 3BA and a Large Lot for Trucks & Tools. Solid 5-bedroom, 3-bath double-wide manufactured home on 0.41 acres of level land in quiet Lavon Beach Estates. Perfect for contractors, handymen, or investors needing space for vehicles and equipment: Storage building Covered carport Chain-link fenced backyard Plenty of open land for trucks, trailers, and heavy equipment Inside: 2,128 sq ft with large kitchen (refrigerator included), central HVAC, and ceiling fans. 5 beds, 3 baths offer flexible living or rental potential. Private land (not a park), co-op water and septic. Quiet country feels, yet minutes from Hwy 78 or Hwy 380 and Lake Lavon. Great project for hands-on buyers – bring your tools and make it your own! Priced to Sale – motivated seller. Key Features: 5 Beds, 3 Baths, 2,128 sq ft, 0.41 Acres, Storage Building + Carport, Fenced Yard Come and see today!

11. 2015-01-28
    soldstatus Sold 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

12. 2015-01-14
    status Pending 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

13. 2015-01-06
    price $48,500 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

14. 2014-12-29
    status Active 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

15. 2014-12-24
    status Pending 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

16. 2014-12-03
    price $55,000 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

17. 2014-11-03
    status Active 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

18. 2014-10-31
    historical 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

19. 2014-10-30
    listed $59,900 Active 409-char remark

    Show marketing remark (409 chars)

    This home is ready for a new owner. Situated on a large lot, the home offers a detached storage building and carport. Inside, you will find a large living space and split master floorplan. The kitchen is spacious and offers adjoining dining area. The master suite offers a private bath. Buyer to verify all listing information including sizes, schools, HOA, etc. The First Look Initiative expires on 11-23-14.

20. 2014-09-12
    soldstatus
21. 2006-12-27
    soldstatus
22. 2006-12-21
    soldstatus
23. 2006-11-20
    historical
24. 2006-06-23
    listed $69,900
25. 2006-04-19
    soldstatus
26. 2006-02-21
    historical
27. 2006-02-10
    listed $32,000

ⓘ 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: $3,135 · $261/mo
• Projected year-2 tax: $3,135 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥111°F today · 23 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: $27,311
• − Mortgage interest: −$7,842
• − Property taxes: −$3,135
• − Insurance: −$700
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$4,073
• Taxable income: $7,191
• Est. tax owed @ 24.0%: −$1,726
• After-tax cash flow: $7,205/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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

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

• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• 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

Price history

+337.5% since first listed

24 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-07 Price Changed $140,000 NTREIS
• 2026-04-25 Price Changed $155,000 NTREIS
• 2026-04-10 Price Changed $175,000 NTREIS
• 2026-03-22 Price Changed $189,900 NTREIS
• 2026-02-27 Price Changed $199,900 NTREIS
• 2026-02-06 Listed $228,900 NTREIS
• 2015-01-28 Sold (MLS) — NTREIS
• 2015-01-14 Pending — NTREIS
• 2015-01-06 Price Changed $48,500 NTREIS
• 2014-12-29 Relisted — NTREIS
• 2014-12-24 Pending — NTREIS
• 2014-12-03 Price Changed $55,000 NTREIS
• 2014-11-03 Relisted — NTREIS
• 2014-10-31 Listing Removed — NTREIS
• 2014-10-30 Listed $59,900 NTREIS
• 2014-09-12 Sold (Public Records) — Public Records
• 2006-12-27 Sold (Public Records) — Public Records
• 2006-12-21 Sold (MLS) — NTREIS
• 2006-11-20 Listing Removed — NTREIS
• 2006-06-23 Listed $69,900 NTREIS
• 2006-04-19 Sold (MLS) — NTREIS
• 2006-02-21 Listing Removed — NTREIS
• 2006-02-10 Listed $32,000 NTREIS

Property tax history

+7.3%/yr

Latest (2025): $3,135 · +10.2% YoY. Source: county tax records.