1000 S Andrea Dr · Mabank, TX 75147

$130,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 121 Days on market

Built 1972 0.46 ac lot $108/sqft · 42% below area Est $226k · 42% 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 +26.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

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 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.1% 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.
• Market conditions: Rents rising fast (+8.1%/yr); 215 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $20k (13%) 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (median comp): $225,940
• List price: $130,000
• Delta: -42.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Andrew Dr	0.11mi	4/2.5 (+1)	1,352 (+13%)	13mo	$229,900	$170	56
220 E Glenwood St	0.44mi	3/2.0	1,345 (+12%)	6mo	$190,000	$141	54
108 E Eubank St	0.57mi	2/1.0 (-1)	1,295 (+8%)	8mo	$100,000	$77	45

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: 34.6%
• Equity multiple: 3.76×
• Total profit: $100,325
• Equity at exit: $117,114

10-year hold

• IRR: 31.7%
• Equity multiple: 9.26×
• Total profit: $300,596
• Equity at exit: $252,561

Cash invested: $36,400 (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 75147

• Home prices YoY: 4.6%
• Rents YoY: 8.1%
• Active inventory: 215
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$682
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $327

Break-even live

Break-even rent $1,221

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $400	-5% $364	+0% $327	+5% $290	+10% $253
Rent	-10% $198	-5% $262	+0% $327	+5% $391	+10% $456
Rate	-1.0pp $392	-0.5pp $360	base $327	+0.5pp $293	+1.0pp $259

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	45d	1	0.45mi
813 S Sutton St Mabank, TX	3.0	2.0	1197	$1,399	$1.17	45d	1	0.49mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	45d	1	0.54mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	45d	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 Unit C4 Mabank, TX	2.0	2.0	995	$980	$0.98	45d	1	1.17mi
204 Paschall Blvd Apt D2 Mabank, TX	2.0	2.0	995	$949	$0.95	45d	1	1.17mi

Listing history 48 events

1. 2026-06-21
   days on market $130,000 Active 121 DOM
2. 2026-06-19
   days on market $130,000 Active 119 DOM
3. 2026-06-18
   days on market $130,000 Active 118 DOM
4. 2026-06-17
   days on market $130,000 Active 117 DOM
5. 2026-06-16
   days on market $130,000 Active 116 DOM
6. 2026-06-15
   days on market $130,000 Active 115 DOM
7. 2026-06-14
   days on market $130,000 Active 113 DOM
8. 2026-06-12
   days on market $130,000 Active 112 DOM
9. 2026-06-09
   days on market $130,000 Active 109 DOM
10. 2026-06-08
    days on market $130,000 Active 108 DOM
11. 2026-06-07
    days on market $130,000 Active 107 DOM
12. 2026-06-05
    days on market $130,000 Active 104 DOM
13. 2026-06-03
    days on market $130,000 Active 103 DOM
14. 2026-06-02
    days on market $130,000 Active 102 DOM
15. 2026-06-01
    days on market $130,000 Active 101 DOM
16. 2026-06-01
    price $130,000 Active 100 DOM
17. 2026-05-31
    days on market $140,000 Active 100 DOM
18. 2026-05-30
    days on market $140,000 Active 99 DOM
19. 2026-04-14
    price $143,000 525-char remark

    Show marketing remark (525 chars)

    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!

20. 2026-03-14
    price $147,500 525-char remark

    Show marketing remark (525 chars)

    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!

21. 2026-02-19
    listed $150,000 Active 525-char remark

    Show marketing remark (525 chars)

    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!

22. 2024-12-05
    historical
23. 2024-09-25
    status Active
24. 2024-09-20
    historical Active Option Contract
25. 2024-09-12
    price $189,000
26. 2024-09-12
    price $189,000
27. 2024-08-29
    listed $185,000 Active
28. 2024-08-29
    listed $185,000 Active
29. 2023-02-06
    soldstatus Closed
30. 2023-01-27
    soldstatus
31. 2022-12-20
    status Pending
32. 2022-12-06
    price $174,990
33. 2022-11-17
    price $179,990
34. 2022-11-10
    listed $194,990 Active
35. 2022-03-23
    soldstatus
36. 2022-01-23
    historical
37. 2021-11-23
    listed $140,000 Active
38. 2017-11-09
    soldstatus
39. 2012-07-09
    soldstatus
40. 2011-10-11
    soldstatus
41. 2011-10-07
    soldstatus Closed
42. 2011-09-12
    status Pending
43. 2011-08-16
    listed $22,000 Active
44. 2006-10-30
    soldstatus
45. 2006-10-25
    soldstatus
46. 2006-09-27
    historical
47. 2006-09-02
    listed $60,000
48. 1999-09-21
    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: $2,741 · $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: $19,614
• − Mortgage interest: −$7,282
• − Property taxes: −$2,741
• − Insurance: −$650
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,782
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,438/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: 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

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 · 9,177 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: 279.0

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%

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%

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

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.