1308 Vinewood Dr · Mansfield, TX 76063

$189,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 24 Days on market

Built 1990 8,799 sqft lot Est $212k · 11% 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 +26.3/30.0
• ARV discount +12.3/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER FINANCING AVAILIBLE! The property qualifies for a grant program to assist in closing costs, up to 3% of the loan value! Looking for an investment property? This is ideally situated in Mansfield just south of downtown and is close to HWY 287, HWY 157 and HWY 360! The split bedroom design with 3 bedrooms and 2 bathrooms make this property ideal for a family and plenty of work from home space! The oversized backyard is perfect for backyard cookouts and get togethers!

Key facts

• Investment property
• Oversized backyard
• 8,799 sq ft lot

Tags

• INVESTMENT PROPERTY
• OVERSIZED BACKYARD

Property features AI

Finance

• Other: Deed restrictions; Smart home features present
• Financial info: Listing accepts 1031 exchange, cash, conventional, owner will carry, VA loan
• HOA & community: No association

Exterior

• Parking: Concrete parking surfaces
• Utilities: City water; City sewer; Municipal utility district not present
• Home design: Mobile home; One story; Preowned (built 1990); Facing information not provided
• Construction: Composition roof; Board & batten siding, wood siding; Other foundation
• Exterior features: Deck

Interior

• Kitchen: Electric oven; Garbage disposal; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: Laminate; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Decorative lighting; Eat-in kitchen; High-speed internet available; Open floorplan; Vaulted ceilings; Bay window(s)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Annette Perry El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 522 students, 48% FRL).
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,165 (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 A-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?
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: 1.18% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Honeysuckle Dr	0.11mi	3/2.0	1,708 (+13%)	15mo	$160,000	$94	61
1353 Vinewood Dr	0.33mi	3/2.0	1,680 (+11%)	10mo	$234,500	$140	57

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,954
• Equity at exit: $28,181

10-year hold

• IRR: 3.0%
• Equity multiple: 1.18×
• Total profit: $9,756
• Equity at exit: $16,341

Cash invested: $52,920 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$991
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $490

Break-even live

Break-even rent $1,613

Max offer price $189,000

Occupancy floor 73%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Remington Ranch Rd Mansfield, TX	3.0	2.0	1524	$2,350	$1.54	11d	1	0.45mi
1824 Buckeye Ln Mansfield, TX	4.0	2.5	2230	$3,500	$1.57	1d	1	0.70mi
800 Fort Worth St Mansfield, TX	3.0	2.0	1383	$1,875	$1.36	43d	1	0.71mi
906 Fort Worth St Mansfield, TX	3.0	2.0	1383	$2,051	$1.48	7d	1	0.72mi
627 McKown Dr Mansfield, TX	3.0	2.0	1377	$2,000	$1.45	24d	1	0.74mi
649 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1441	$2,075	$1.44	1d	1	0.80mi
609 Kings Way Dr Unit A Mansfield, TX	3.0	2.0	1064	$1,800	$1.69	43d	1	0.84mi
608 Hillcrest St Mansfield, TX	3.0	2.0	1282	$1,800	$1.40	2d	1	0.85mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	18d	1	0.93mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	3d	1	0.95mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	12d	1	0.99mi
628 Sandiford Ct Mansfield, TX	4.0	2.5	2156	$3,200	$1.48	18d	1	0.99mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,881	$1.51	12d	1	1.03mi
307 Kings Way Dr Mansfield, TX	3.0	2.0	1220	$1,790	$1.47	24d	1	1.09mi
303 Kings Way Dr Unit B Mansfield, TX	2.0	2.0	1064	$2,200	$2.07	1d	1	1.11mi
313 Hillcrest St Mansfield, TX	4.0	1.5	1600	$3,000	$1.88	43d	1	1.14mi
309 Hillcrest St Mansfield, TX	3.0	2.0	1300	$1,950	$1.50	43d	1	1.16mi
305 Live Oak Dr Mansfield, TX	4.0	2.0	1320	$2,000	$1.52	43d	1	1.17mi
2309 Lannister St Mansfield, TX	4.0	2.0	2174	$3,300	$1.52	43d	1	1.22mi
311 Stell Ave Mansfield, TX	3.0	2.0	1484	$2,190	$1.48	12d	1	1.23mi
500 E Kimball St Unit 1 Mansfield, TX	3.0	2.5	1527	$2,295	$1.50	7d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $189,000 Active 24 DOM
2. 2026-06-17
   days on market $189,000 Active 23 DOM
3. 2026-06-16
   days on market $189,000 Active 22 DOM
4. 2026-06-15
   days on market $189,000 Active 21 DOM
5. 2026-06-13
   days on market $189,000 Active 19 DOM
6. 2026-06-13
   days on market $189,000 Active 18 DOM
7. 2026-06-09
   days on market $189,000 Active 15 DOM
8. 2026-06-08
   days on market $189,000 Active 14 DOM
9. 2026-06-07
   days on market $189,000 Active 13 DOM
10. 2026-06-04
    days on market $189,000 Active 10 DOM
11. 2026-06-03
    days on market $189,000 Active 9 DOM
12. 2026-06-02
    days on market $189,000 Active 8 DOM
13. 2026-06-01
    days on market $189,000 Active 7 DOM
14. 2026-05-31
    days on market $189,000 Active 6 DOM
15. 2026-05-25
    listed $189,000 Active
16. 2025-07-23
    historical $1,475
17. 2025-07-09
    listed $1,475
18. 2017-08-14
    historical
19. 2017-08-01
    listed $109,000 Active
20. 1997-04-23
    soldstatus

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,002/yr (+$84/mo · 40.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,803
• − Mortgage interest: −$10,587
• − Property taxes: −$2,456
• − Insurance: −$945
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$5,498
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $5,152/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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

+73.4% since first listed

6 events — show timeline

• 2026-05-25 Listed $189,000 NTREIS
• 2025-07-23 Rental Removed $1,475 NTREIS
• 2025-07-09 Listed for Rent $1,475 NTREIS
• 2017-08-14 Listing Removed — NTREIS
• 2017-08-01 Listed $109,000 NTREIS
• 1997-04-23 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,456 · +0.2% YoY. Source: county tax records.