1000 S Andrea Dr · Mabank, TX 75147

$125,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 169 Days on market

Built 1972 Fair condition 0.46 ac lot $104/sqft · 45% below area Est $229k · 45% 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 +26.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +7.9/10.0
• Rent growth +4.5/5.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Step into this inviting 3-bedroom, 2-bath home set on a generous lot with established trees, just minutes from charming downtown Mabank, Cedar Creek Lake, and Hwy 175. The spacious open-concept living, dining, and kitchen area creates the perfect setting for gatherings, relaxation, and everyday comfort. With plenty of room to personalize, this property is an ideal opportunity to craft your full-time residence or your weekend getaway. This is a Fannie Mae HomePath Property, so act fast and schedule your viewing today!

Key facts

• 0.46 acre lot
• Built 1972
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.3% in Mabank — 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 (#446 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Mabank ISD (town): math 47% / reading 44% proficiency, ranked #273 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southside El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 486 students, 80% FRL); Mabank Int (math 49% / reading 34%, grade F, #595 of 1,662 statewide, top 37%, 611 students, 66% FRL); Mabank H S (math 36% / reading 53%, grade F, #652 of 1,632 statewide, top 43%, 1,111 students, 57% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 265 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (median comp): $228,543
• List price: $125,000
• Delta: -45.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W Mcafee Dr	0.19mi	3/2.0	1,438 (+20%)	4mo	$209,000	$145	63
119 Mcanally Dr	1.03mi	3/1.5	1,188 (-1%)	0mo	$159,000	$134	61
220 E Glenwood St	0.44mi	3/2.0	1,345 (+12%)	8mo	$190,000	$141	53
115 Mcanally Dr	1.01mi	3/1.5	1,288 (+7%)	3mo	$160,000	$124	48
108 E Eubank St	0.57mi	2/1.0 (-1)	1,295 (+8%)	10mo	$100,000	$77	43
116 Mcanally Dr	0.97mi	3/1.5	1,316 (+10%)	7mo	$189,000	$144	41
106 Mcanally Dr	1.00mi	4/1.5 (+1)	1,316 (+10%)	12mo	$194,500	$148	32
205 N Canton St	1.08mi	4/3.0 (+1)	1,321 (+10%)	12mo	$265,000	$201	29
111 Bexar St	1.08mi	2/1.5 (-1)	1,401 (+17%)	6mo	$289,900	$207	28
119 S Kemp St	0.82mi	2/1.0 (-1)	1,016 (-15%)	6mo	$140,000	$138	26
204 W Mount Vernon St	0.76mi	2/1.5 (-1)	1,440 (+20%)	9mo	$114,000	$79	25
407 N 3rd St	0.95mi	2/1.0 (-1)	988 (-18%)	11mo	$115,000	$116	22

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.81×
• Total profit: $98,313
• Equity at exit: $112,610

10-year hold

• IRR: 32.3%
• Equity multiple: 9.39×
• Total profit: $293,782
• Equity at exit: $242,848

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $248,000 ($170/sqft)
• Median days on market: 63 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75147

• Home prices YoY: 4.6%
• Rents YoY: 8.1%
• Active inventory: 265
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$656
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $340

Break-even live

Break-even rent $1,185

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $410	-5% $375	+0% $340	+5% $304	+10% $269
Rent	-10% $212	-5% $276	+0% $340	+5% $403	+10% $467
Rate	-1.0pp $403	-0.5pp $371	base $340	+0.5pp $307	+1.0pp $274

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pharm Hls Unit 1303 Mabank, TX	2.0	2.0	1041	$1,064	$1.02	93d	1	0.45mi
813 S Sutton St Mabank, TX	3.0	2.0	1197	$1,399	$1.17	93d	1	0.49mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	93d	1	0.54mi
1432 S Dink St Mabank, TX	1.0–2.0	1.0	781	$1,099	$1.41	0d	2	0.54mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	93d	1	0.60mi
112 Spring Crest St Mabank, TX	3.0–4.0	2.0	1750	$1,749	$1.00	0d	1	0.63mi
204 Paschall Blvd Apt D2 Mabank, TX	2.0	2.0	995	$949	$0.95	93d	1	1.17mi
204 Paschall Blvd Unit C4 Mabank, TX	2.0	2.0	995	$980	$0.98	93d	1	1.17mi

Listing history 50 events

1. 2026-08-08
   days on market $125,000 Active 169 DOM
2. 2026-08-07
   days on market $125,000 Active 168 DOM
3. 2026-08-06
   days on market $125,000 Active 167 DOM
4. 2026-08-05
   days on market $125,000 Active 166 DOM
5. 2026-08-04
   days on market $125,000 Active 165 DOM
6. 2026-08-03
   days on market $125,000 Active 164 DOM
7. 2026-07-31
   days on market $125,000 Active 161 DOM
8. 2026-07-29
   days on market $125,000 Active 159 DOM
9. 2026-07-27
   days on market $125,000 Active 157 DOM
10. 2026-07-25
    days on market $125,000 Active 155 DOM
11. 2026-07-24
    days on market $125,000 Active 154 DOM
12. 2026-07-23
    days on market $125,000 Active 153 DOM
13. 2026-07-22
    days on market $125,000 Active 152 DOM
14. 2026-07-21
    days on market $125,000 Active 151 DOM
15. 2026-07-18
    days on market $125,000 Active 148 DOM
16. 2026-07-17
    days on market $125,000 Active 146 DOM
17. 2026-07-16
    days on market $125,000 Active 145 DOM
18. 2026-07-14
    days on market $125,000 Active 144 DOM
19. 2026-07-13
    days on market $125,000 Active 143 DOM
20. 2026-07-12
    days on market $125,000 Active 142 DOM
21. 2026-07-11
    days on market $125,000 Active 141 DOM
22. 2026-07-10
    days on market $125,000 Active 140 DOM
23. 2026-07-09
    days on market $125,000 Active 139 DOM
24. 2026-07-08
    days on market $125,000 Active 138 DOM
25. 2026-07-07
    days on market $125,000 Active 137 DOM
26. 2026-07-06
    days on market $125,000 Active 136 DOM
27. 2026-07-05
    days on market $125,000 Active 135 DOM
28. 2026-07-04
    days on market $125,000 Active 134 DOM
29. 2026-07-03
    days on market $125,000 Active 133 DOM
30. 2026-07-02
    days on market $125,000 Active 132 DOM
31. 2026-07-01
    days on market $125,000 Active 131 DOM
32. 2026-06-30
    days on market $125,000 Active 130 DOM
33. 2026-06-29
    days on market $125,000 Active 129 DOM
34. 2026-06-28
    days on market $125,000 Active 128 DOM
35. 2026-06-27
    pricedays on market $125,000 Active 127 DOM
36. 2026-06-26
    days on market $130,000 Active 125 DOM
37. 2026-06-22
    days on market $130,000 Active 122 DOM
38. 2026-06-21
    days on market $130,000 Active 121 DOM
39. 2026-06-19
    days on market $130,000 Active 119 DOM
40. 2026-06-18
    days on market $130,000 Active 118 DOM
41. 2026-06-17
    days on market $130,000 Active 117 DOM
42. 2026-06-16
    days on market $130,000 Active 116 DOM
43. 2026-06-15
    days on market $130,000 Active 115 DOM
44. 2026-06-14
    days on market $130,000 Active 113 DOM
45. 2026-06-12
    days on market $130,000 Active 112 DOM
46. 2026-06-09
    days on market $130,000 Active 109 DOM
47. 2026-06-08
    days on market $130,000 Active 108 DOM
48. 2026-06-07
    days on market $130,000 Active 107 DOM
49. 2026-06-05
    days on market $130,000 Active 104 DOM
50. 2026-06-03
    days on market $130,000 Active 103 DOM

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $19,377
• − Mortgage interest: −$7,002
• − Property taxes: −$2,741
• − Insurance: −$625
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,636
• Taxable income: $2,273
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $3,530/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,000–$54,000 screening

This home requires significant repairs and maintenance, including a new roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Aerial view suggests significant damage
• Major exterior siding — Severe peeling and wear
• Major interior walls — Peeling paint indicates structural issues

Value-add opportunities

• Both paint job — Fresh paint would improve curb appeal and interior aesthetics ↑
• Both roof repair — A new roof would significantly increase the home's value ↑
• Both exterior siding replacement — New siding would enhance curb appeal and increase home value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Southside El F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Mabank J H C TX #333/1,662 Nat'l #3,367/14,009 High Mabank H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Mabank ISD
• NCES district ID: 4828680
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $40,321
• Composite: 38.15/100
• National rank: #4267
• State rank: #273 of 826 in TX

C Composite livability gradescore 69/100

Livability — Mabank

• Score: 69/100
• State rank: #446
• US rank: #9068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mabank, TX
• County: Van Zandt County · 80,471 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,177
• Household income: $56,940
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 9% of renters

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Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 254.32
• Rent YoY: ▲ 8.13%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+138.3% since first listed

30 events — show timeline

• 2026-04-14 Price Changed $143,000 NTREIS
• 2026-03-14 Price Changed $147,500 NTREIS
• 2026-02-19 Listed $150,000 NTREIS
• 2024-12-05 Listing Removed — NTREIS
• 2024-09-25 Relisted — NTREIS
• 2024-09-20 Contingent — NTREIS
• 2024-09-12 Price Changed $189,000 NTREIS
• 2024-09-12 Price Changed $189,000 HCBOR
• 2024-08-29 Listed $185,000 NTREIS
• 2024-08-29 Listed $185,000 HCBOR
• 2023-02-06 Sold (MLS) — NTREIS
• 2023-01-27 Sold (Public Records) — Public Records
• 2022-12-20 Pending — NTREIS
• 2022-12-06 Price Changed $174,990 NTREIS
• 2022-11-17 Price Changed $179,990 NTREIS
• 2022-11-10 Listed $194,990 NTREIS
• 2022-03-23 Sold (Public Records) — Public Records
• 2022-01-23 Listing Removed — NTREIS
• 2021-11-23 Listed $140,000 NTREIS
• 2017-11-09 Sold (Public Records) — Public Records
• 2012-07-09 Sold (Public Records) — Public Records
• 2011-10-11 Sold (Public Records) — Public Records
• 2011-10-07 Sold (MLS) — NTREIS
• 2011-09-12 Pending — NTREIS
• 2011-08-16 Listed $22,000 NTREIS
• 2006-10-30 Sold (Public Records) — Public Records
• 2006-10-25 Sold (MLS) — NTREIS
• 2006-09-27 Listing Removed — NTREIS
• 2006-09-02 Listed $60,000 NTREIS
• 1999-09-21 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,741 · +0.6% YoY. Source: county tax records.