7800 Mockingbird Ln #62 · North Richland Hills, TX 76180

$115,999

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 9 Days on market

Built 2015 2,380 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
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bathroom manufactured home located in the desirable La Casita Mobile Home Community in North Richland Hills, Texas. this move-in-ready home features fresh interior and exterior paint, giving it a clean and modern appearance throughout. Step inside to discover new flooring and a spacious open-concept layout that seamlessly connects the living, dining, and kitchen areas. The primary suite offers a private bath and ample closet space, while two additional bedrooms provide flexibility for family, guests, or a home office. Enjoy affordable living in a well-maintained community conveniently located near shopping, dining, schools, major highways, an

Key facts

• Private bath
• New flooring
• Ample closet space

Tags

• UPDATED MANUFACTURED HOME
• NEW FLOORING
• OPEN-CONCEPT LAYOUT
• PRIVATE BATH
• AMPLE CLOSET SPACE
• WELL-MAINTAINED COMMUNITY

Property features AI

Finance

• Other: Lot is leased (land lease present); Lot is less than 0.5 acre (approx. 0.0546 acres / 2,380 sq ft); Parcel number 42072725
• Financial info: Listing is to be treated as clear; no second mortgage indicated; Listed for cash offers
• HOA & community: No homeowners association (none)

Exterior

• Parking: Covered parking (2 spaces); 1 carport space; Other covered parking features
• Utilities: City water; Aerobic septic; Electricity connected; Other utilities
• Home design: Manufactured home (residential); Single-story
• Construction: Built in 2015
• Exterior features: Deck; Accessible approach with ramp

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Built-in kitchen cabinets
• Bedrooms: 3 bedrooms (all on main level) — primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms; Bathrooms include built-in cabinets; primary bathroom has dual sinks
• Interior features: Granite counters; Kitchen island; Tile counters; Walk-in closets; 8 total rooms; One living area; One dining area; One-level home
• Laundry & utility: Other utility features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Cap rate 17.6% vs local median 3.6% in North Richland Hills — 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 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: amenities F, commute F, health & safety D-.
• Birdville ISD (suburban): math 42% / reading 43% proficiency, ranked #299 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $115,999

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 B-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: 1.97% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.6%
• Equity multiple: 2.36×
• Total profit: $44,204
• Equity at exit: $17,296

10-year hold

• IRR: 38.9%
• Equity multiple: 4.15×
• Total profit: $102,283
• Equity at exit: $10,029

Cash invested: $32,480 (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 76180

• Rents YoY: -1.6%
• Active inventory: 152
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$608
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,095

Break-even live

Break-even rent $902

Max offer price $115,999

Occupancy floor 47%

Sensitivity live

Price	-10% $1,160	-5% $1,128	+0% $1,095	+5% $1,062	+10% $1,029
Rent	-10% $914	-5% $1,004	+0% $1,095	+5% $1,185	+10% $1,276
Rate	-1.0pp $1,153	-0.5pp $1,124	base $1,095	+0.5pp $1,065	+1.0pp $1,034

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7920 Limerick Ln North Richland Hills, TX	4.0	2.0	1747	$8,750	$5.01	44d	1	0.29mi
8525 Hudson St North Richland Hills, TX	3.0	2.0	2026	$3,100	$1.53	2d	1	0.31mi
8525 Hudson St North Richland Hills, TX	3.0	2.0	2026	$3,100	$1.53	17d	1	0.31mi
7800 Irish Dr North Richland Hills, TX	3.0	2.0–2.5	1200	$1,675	$1.40	0d	12	0.31mi
8013 Emerald Hills Way North Richland Hills, TX	3.0	2.0	1231	$1,895	$1.54	44d	1	0.33mi
5520 Galway Ln North Richland Hills, TX	3.0	2.0	1364	$2,100	$1.54	25d	1	0.43mi
7731 N College Cir North Richland Hills, TX	1.0–3.0	1.0–2.0	1033	$1,861	$1.80	0d	17	0.56mi
8736 Madrid St North Richland Hills, TX	3.0	2.5	2224	$2,980	$1.34	19d	1	0.63mi
7913 Harwood Rd North Richland Hills, TX	1.0–3.0	1.0–2.0	957	$2,135	$2.23	0d	23	0.67mi
8359 N Harwood Rd North Richland Hills, TX	1.0–3.0	1.0–2.0	984	$2,141	$2.17	0d	25	0.69mi
8515 Texas 26 North Richland Hills, TX	2.0–4.0	2.0	1210	$2,041	$1.69	0d	26	0.69mi
7700 Mary Dr Unit 7702 North Richland Hills, TX	2.0	1.0	2028	$1,500	$0.74	44d	1	0.69mi
6113 Kendrick Mews North Richland Hills, TX	3.0	2.5	1946	$2,999	$1.54	14d	1	0.70mi
6100 Ashbury St North Richland Hills, TX	1.0–3.0	1.0–2.0	1057	$2,857	$2.70	0d	17	0.71mi
8601 Ice House Dr North Richland Hills, TX	1.0–4.0	1.0–3.0	1223	$2,493	$2.04	0d	19	0.74mi
7640 Resting Mews North Richland Hills, TX	3.0	2.5	1497	$2,500	$1.67	4d	1	0.76mi
7741 Reis Ln North Richland Hills, TX	3.0	2.5	2241	$2,950	$1.32	4d	1	0.77mi
7705 Reis Ln North Richland Hills, TX	2.0	2.5	1553	$2,600	$1.67	25d	1	0.80mi
6213 Queens Path North Richland Hills, TX	4.0	3.0	2134	$3,025	$1.42	22d	1	0.83mi
6213 Queen's Path Unit NA North Richland Hills, TX	4.0	3.0	2134	$3,025	$1.42	44d	1	0.83mi
7613 Reis Ln North Richland Hills, TX	3.0	2.5	1816	$3,150	$1.73	17d	1	0.84mi
7605 Reis Ln North Richland Hills, TX	2.0	2.5	1662	$2,695	$1.62	18d	1	0.84mi
7605 Reis Ln North Richland Hills, TX	2.0	2.5	1662	$2,795	$1.68	25d	1	0.84mi
7561 Reis Ln North Richland Hills, TX	3.0	2.0	1850	$2,595	$1.40	25d	1	0.86mi
6021 Parker Blvd North Richland Hills, TX	1.0–3.0	1.0–2.0	1001	$2,436	$2.43	0d	15	0.87mi
9012 Courtenay St Unit 9049 North Richland Hills, TX	2.0	2.0	1165	$1,824	$1.57	0d	1	0.88mi
9012 Courtenay St Unit 9045 North Richland Hills, TX	3.0	2.0	1271	$2,178	$1.71	0d	1	0.88mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	6d	1	0.88mi
7761 Sable Ln North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	0d	1	0.88mi
6320 Holiday Ln North Richland Hills, TX	3.0	2.0	1215	$1,795	$1.48	0d	1	0.90mi
7704 Jennifer Ln North Richland Hills, TX	2.0	2.0	1080	$1,495	$1.38	21d	1	0.92mi
7704 Jennifer Ln North Richland Hills, TX	2.0	2.5	2154	$1,495	$0.69	14d	1	0.92mi
7614 April Ct North Richland Hills, TX	3.0	2.0	1400	$1,950	$1.39	14d	1	0.93mi
7721 Brandi Pl North Richland Hills, TX	2.0	2.0	1077	$1,600	$1.49	25d	1	0.95mi
8500 Harwood Rd North Richland Hills, TX	1.0–4.0	1.0–2.0	975	$1,570	$1.61	0d	92	0.96mi
7384 Parkside Place Dr North Richland Hills, TX	4.0	3.0	1897	$2,946	$1.55	0d	1	1.00mi
6532 Central Ave North Richland Hills, TX	2.0	2.0	1059	$1,800	$1.70	17d	1	1.00mi
1601 Weyland Dr North Richland Hills, TX	1.0–2.0	1.0–2.0	895	$1,732	$1.94	0d	35	1.02mi
6539 Central Ave North Richland Hills, TX	2.0	2.0	1080	$1,595	$1.48	0d	1	1.04mi
7360 Parkside Place Dr North Richland Hills, TX	3.0	2.0	1884	$2,611	$1.39	12d	1	1.07mi

Listing history 7 events

1. 2026-06-18
   days on market $115,999 Active 9 DOM
2. 2026-06-17
   days on market $115,999 Active 8 DOM
3. 2026-06-16
   days on market $115,999 Active 7 DOM
4. 2026-06-15
   days on market $115,999 Active 6 DOM
5. 2026-06-13
   days on market $115,999 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $115,999 Active 1 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: $672 · $56/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,451/yr (+$121/mo · 215.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,454
• − Mortgage interest: −$6,498
• − Property taxes: −$672
• − Insurance: −$580
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$3,375
• Taxable income: $11,937
• Est. tax owed @ 24.0%: −$2,865
• After-tax cash flow: $10,272/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: Birdville ISD
• NCES district ID: 4810230
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $55,930
• Composite: 37.13/100
• National rank: #4491
• State rank: #299 of 826 in TX

Livability — North Richland Hills

• Score: 71/100
• State rank: #286
• US rank: #6602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Richland Hills, TX
• County: Tarrant County · 2,033,669 people
• City population: 68,613
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,371
• Household income: $81,503
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1551.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 10% Black 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 78% English-only · Spanish 14% Other Indo-European 3% French/Haitian/Cajun 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.22%
• Current HPI: 279.046
• Rent YoY: ▼ -1.60%
• 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

1 event — show timeline

• 2026-06-09 Listed $115,999 NTREIS

Property tax history

-3.9%/yr

Latest (2025): $672 · -1.0% YoY. Source: county tax records.