Clayton Epic Boone - Zero Energy Ready Home Plan · Tyler, TX 75708

$103,620

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 954 Days on market

Good condition

---

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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ----------------------------- Monthly Payment starts at $1,667 * The Clayton Epic Boone home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. 1 Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Texas. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on the price of $102,005, 10.44 APR, $3999 Down, 360 payments of $1,667. Site rent, insurance, or local site taxes are included. All conditions are subject to credit approval and approval for residency within an authorized community. Contact the local Community Manager for details. Amounts are rounded to the nearest dollar.

Key facts

• Listed 953 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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-, schools D+, crime D+.
• 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.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($716 loan paydown + $5k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 954 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $91,185 (12.0% below list)

Questions for the listing agent

1. It's been on market 954 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.2

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: 26.8%
• Equity multiple: 2.68×
• Total profit: $48,618
• Equity at exit: $58,496

10-year hold

• IRR: 25.8%
• Equity multiple: 5.33×
• Total profit: $125,585
• Equity at exit: $100,772

Cash invested: $29,014 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$543
• Tax est. 1.5%: −$130 /mo · $1,554/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $391

Break-even live

Break-even rent $906

Max offer price $103,620

Occupancy floor 67%

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: $25,905
• Closing costs: $3,109
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12277 State Highway 155 Tyler, TX	3.0–4.0	2.0	1392	$1,399	$1.01	13d	5	0.01mi
12336 Chapman Rd Tyler, TX	3.0	1.5	1395	$1,425	$1.02	20d	1	0.83mi

Listing history 18 events

1. 2026-06-19
   days on market $103,620 Active 954 DOM
2. 2026-06-18
   days on market $103,620 Active 953 DOM
3. 2026-06-17
   days on market $103,620 Active 952 DOM
4. 2026-06-16
   days on market $103,620 Active 951 DOM
5. 2026-06-15
   days on market $103,620 Active 950 DOM
6. 2026-06-14
   days on market $103,620 Active 948 DOM
7. 2026-06-13
   days on market $103,620 Active 947 DOM
8. 2026-06-10
   days on market $103,620 Active 945 DOM
9. 2026-06-09
   days on market $103,620 Active 944 DOM
10. 2026-06-08
    days on market $103,620 Active 943 DOM
11. 2026-06-07
    days on market $103,620 Active 942 DOM
12. 2026-06-02
    days on market $103,620 Active 937 DOM
13. 2026-06-01
    days on market $103,620 Active 936 DOM
14. 2026-05-31
    days on market $103,620 Active 935 DOM
15. 2026-05-30
    days on market $103,620 Active 934 DOM
16. 2024-07-25
    price $103,620 1066-char remark

    Show marketing remark (1066 chars)

    Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ----------------------------- Monthly Payment starts at $1,667 * The Clayton Epic Boone home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. 1 Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Texas. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on the price of $102,005, 10.44 APR, $3999 Down, 360 payments of $1,667. Site rent, insurance, or local site taxes are included. All conditions are subject to credit approval and approval for residency within an authorized community. Contact the local Community Manager for details. Amounts are rounded to the nearest dollar.

17. 2024-01-15
    price $102,005 1066-char remark

    Show marketing remark (1066 chars)

    Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ----------------------------- Monthly Payment starts at $1,667 * The Clayton Epic Boone home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. 1 Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Texas. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on the price of $102,005, 10.44 APR, $3999 Down, 360 payments of $1,667. Site rent, insurance, or local site taxes are included. All conditions are subject to credit approval and approval for residency within an authorized community. Contact the local Community Manager for details. Amounts are rounded to the nearest dollar.

18. 2023-11-08
    listed $103,150 Active 1066-char remark

    Show marketing remark (1066 chars)

    Tour a home in our community on your own time, without an agent, using our self guided tours! Tours available 7 days a week from 6am-9pm, just book a time slot and see it for yourself. Go to our website, navigate to our Fannin Meadows community page and look for the UTour button on the side of the page! ----------------------------- Monthly Payment starts at $1,667 * The Clayton Epic Boone home is an eBuiltTM Zero Energy Ready Home (ZERH) that can save you up to 50% annually on utility cost. 1 Financing is offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Texas. Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on the price of $102,005, 10.44 APR, $3999 Down, 360 payments of $1,667. Site rent, insurance, or local site taxes are included. All conditions are subject to credit approval and approval for residency within an authorized community. Contact the local Community Manager for details. Amounts are rounded to the nearest dollar.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $16,822
• − Mortgage interest: −$5,804
• − Property taxes: −$1,554
• − Insurance: −$518
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,014
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,919/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a well-maintained interior. It has a good foundation and structure, and the exterior appears to be in good condition. The home is move-in ready and would benefit from some minor updates to increase its resale value.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the home look more inviting and modern.
• Resale Replace the kitchen faucet — A new faucet can add a modern touch and improve functionality.
• Resale Install new light fixtures — New light fixtures can enhance the home's curb appeal and make it more energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make the home look more inviting and modern. ↑
• Resale Replace the kitchen faucet — A new faucet can add a modern touch and improve functionality. ↑
• Resale Install new light fixtures — New light fixtures can enhance the home's curb appeal and make it more energy-efficient. ↑

ⓘ 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: 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

+0.5% since first listed

3 events — show timeline

• 2024-07-25 Price Changed $103,620 Zillow
• 2024-01-15 Price Changed $102,005 Zillow
• 2023-11-08 Listed $103,150 Zillow