217 Navajo Trl · West Tawakoni, TX 75474

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 54 Days on market

Built 2011 0.29 ac lot $99/sqft · 43% below area Est $210k · 43% under

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

Key facts

• Nearby golf course
• Wooded lot
• Front porch

Tags

• WOODED LOT
• FRONT PORCH
• PRIME LOCATION
• NEARBY GOLF COURSE

Property features AI

Finance

• Other: Subdivision: Vanceville Add
• Financial info: Treat as clear loan type; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Covered carport for 2 vehicles
• Security: No smart home features reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential mobile home; Attached; Single-story
• Construction: Built in 2011
• Exterior features: Covered porch(es); Interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Electric range; Breakfast bar
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 13 x 12
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Decorative lighting; One living area; One dining area; Room count: 6
• 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 $120k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.6% in West Tawakoni — 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 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $210,098
• List price: $120,000
• Delta: -42.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1152 Killian Dr	0.58mi	3/2.0	1,344 (+10%)	4mo	$249,000	$185	52
916 Redoak Dr	0.61mi	4/2.0 (+1)	1,344 (+10%)	23mo	$125,000	$93	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 4.00×
• Total profit: $100,800
• Equity at exit: $108,106

10-year hold

• IRR: 33.7%
• Equity multiple: 9.01×
• Total profit: $269,015
• Equity at exit: $233,134

Cash invested: $33,600 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 335
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $556

Break-even live

Break-even rent $1,031

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $624	-5% $590	+0% $556	+5% $522	+10% $488
Rent	-10% $419	-5% $488	+0% $556	+5% $625	+10% $693
Rate	-1.0pp $617	-0.5pp $587	base $556	+0.5pp $525	+1.0pp $494

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	3d	1	0.93mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 54 DOM
2. 2026-06-17
   days on market $120,000 Active 53 DOM
3. 2026-06-16
   days on market $120,000 Active 52 DOM
4. 2026-06-15
   days on market $120,000 Active 51 DOM
5. 2026-06-13
   days on market $120,000 Active 49 DOM
6. 2026-06-09
   days on market $120,000 Active 45 DOM
7. 2026-06-08
   days on market $120,000 Active 44 DOM
8. 2026-06-07
   days on market $120,000 Active 43 DOM
9. 2026-06-04
   days on market $120,000 Active 40 DOM
10. 2026-06-03
    days on market $120,000 Active 39 DOM
11. 2026-06-02
    days on market $120,000 Active 38 DOM
12. 2026-06-01
    days on market $120,000 Active 37 DOM
13. 2026-05-31
    days on market $120,000 Active 36 DOM
14. 2026-04-25
    listed $120,000 Active 695-char remark
15. 2017-01-17
    soldstatus Sold 229-char remark

    Show marketing remark (229 chars)

    This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

16. 2016-11-10
    status Pending 229-char remark

    Show marketing remark (229 chars)

    This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

17. 2016-10-03
    status Active 229-char remark

    Show marketing remark (229 chars)

    This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

18. 2016-10-01
    historical 229-char remark

    Show marketing remark (229 chars)

    This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

19. 2016-03-03
    listed $8,500 Active 229-char remark

    Show marketing remark (229 chars)

    This could be the perfect spot for your new home. Access to city sewer and water make this a great spot for your new mobile home or site-built home. These two lots are less than a mile to the lake, and provide easy access to 276.

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$570/yr (+$47/mo · 35.0%)

ⓘ 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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,826
• − Mortgage interest: −$6,722
• − Property taxes: −$1,626
• − Insurance: −$600
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,491
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $5,462/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: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Tawakoni, TX
• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.95%
• Current HPI: 484.21
• 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

+1311.8% since first listed

6 events — show timeline

• 2026-04-25 Listed $120,000 NTREIS
• 2017-01-17 Sold (MLS) — NTREIS
• 2016-11-10 Pending — NTREIS
• 2016-10-03 Relisted — NTREIS
• 2016-10-01 Listing Removed — NTREIS
• 2016-03-03 Listed $8,500 NTREIS

Property tax history

+3.4%/yr

Latest (2025): $1,626 · +11.7% YoY. Source: county tax records.