717 Byron Rd · Wilmer, TX 75172

$60,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 30 Days on market

Built 1996 1,220 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS IS A MANUFACTORED HOME in a mobile home park and have to do manufactured home financing or cash. The lease for the lot is $775

Key facts

• 1,220 sq ft lot
• Parking
• Built 1996

Property features AI

Finance

• Other: Located in Dallas County, United States; Subdivision: Clayton Crossing Mhp; GPS-friendly directions provided
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport with 1 covered/carport space
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Manufactured home (residential); Built in 1996; Single story
• Construction: Manufactured construction; Year built 1996
• Exterior features: Located in Clayton Crossing Mhp subdivision; Lot smaller than 0.5 acre

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; Living room with fireplace; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 4.8% in Wilmer — 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 60/100 on livability (#1,054 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eddie Bernice Johnson Stem Academy (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 502 students, 92% FRL).
• Market conditions: 38 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% 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 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?
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: 3.07% ✓
• Cap rate: 27.09%
• Cash-on-cash: 74.26%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.4%
• Equity multiple: 5.51×
• Total profit: $75,816
• Equity at exit: $29,469

10-year hold

• IRR: 78.4%
• Equity multiple: 11.38×
• Total profit: $174,332
• Equity at exit: $47,455

Cash invested: $16,800 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 38
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,040

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 39%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Keats Rd Wilmer, TX	3.0	2.0	952	$1,750	$1.84	44d	1	0.04mi
101 W Pleasant Run Rd Wilmer, TX	2.0–3.0	2.0	1264	$1,899	$1.50	1d	1	0.07mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	1d	1	0.96mi

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 30 DOM
2. 2026-06-17
   days on market $60,000 Active 29 DOM
3. 2026-06-16
   days on market $60,000 Active 28 DOM
4. 2026-06-15
   days on market $60,000 Active 27 DOM
5. 2026-06-13
   days on market $60,000 Active 25 DOM
6. 2026-06-09
   days on market $60,000 Active 21 DOM
7. 2026-06-08
   days on market $60,000 Active 20 DOM
8. 2026-06-07
   days on market $60,000 Active 19 DOM
9. 2026-06-04
   days on market $60,000 Active 16 DOM
10. 2026-06-03
    days on market $60,000 Active 15 DOM
11. 2026-06-02
    days on market $60,000 Active 14 DOM
12. 2026-06-01
    days on market $60,000 Active 13 DOM
13. 2026-05-31
    days on market $60,000 Active 12 DOM
14. 2026-05-19
    listed $60,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,091
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$1,745
• Taxable income: $12,250
• Est. tax owed @ 24.0%: −$2,940
• After-tax cash flow: $9,536/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Wilmer

• Score: 60/100
• State rank: #1054
• US rank: #18696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmer, TX
• City population: 5,873
• Population (ZIP): 5,873

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.73%
• Current HPI: 221.1676
• 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

• 2026-05-19 Listed $60,000 NTREIS

Property tax history

-9.8%/yr

Latest (2025): $59 · -12.8% YoY. Source: county tax records.