1048 Red Bird · Seven Points, TX 75143

$104,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 272 Days on market

Built 1984 0.77 ac lot $77/sqft · 10% below area Est $116k · 10% under ↓ 32% since listing

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

Key facts

• Front porch
• Back porch
• Public boat launches

Tags

• FRONT PORCH
• OPEN CONCEPT FLOOR PLAN
• WOOD BURNING FIREPLACE
• BACK PORCH
• PUBLIC BOAT LAUNCHES
• OUTSIDE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 3.1% in Seven Points — 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 60/100 on livability (#1,063 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Kemp ISD (rural): math 33% / reading 29% proficiency, ranked #605 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 440 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.74% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.72%
• DSCR: 3.79
• GRM: 3.0

CMA / ARV

• ARV (median comp): $116,141
• List price: $104,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 Red Bird	0.06mi	4/2.0 (+1)	1,400 (+4%)	13mo	$65,000	$46	75
900 Quail Run	0.07mi	3/2.0	1,216 (-10%)	8mo	$125,000	$103	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 3.75×
• Total profit: $80,135
• Equity at exit: $15,507

10-year hold

• IRR: 66.3%
• Equity multiple: 7.69×
• Total profit: $194,804
• Equity at exit: $8,992

Cash invested: $29,120 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,522

Break-even live

Break-even rent $923

Max offer price $104,000

Occupancy floor 42%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 E Cedar Creek Pkwy Kemp, TX	3.0	2.0	1330	$2,850	$2.14	43d	1	0.92mi

Listing history 28 events

1. 2026-06-18
   days on market $104,000 Active 272 DOM
2. 2026-06-17
   days on market $104,000 Active 271 DOM
3. 2026-06-16
   days on market $104,000 Active 270 DOM
4. 2026-06-15
   days on market $104,000 Active 269 DOM
5. 2026-06-13
   days on market $104,000 Active 267 DOM
6. 2026-06-13
   days on market $104,000 Active 266 DOM
7. 2026-06-09
   days on market $104,000 Active 263 DOM
8. 2026-06-08
   days on market $104,000 Active 262 DOM
9. 2026-06-07
   days on market $104,000 Active 261 DOM
10. 2026-06-04
    days on market $104,000 Active 258 DOM
11. 2026-06-03
    days on market $104,000 Active 257 DOM
12. 2026-06-02
    days on market $104,000 Active 256 DOM
13. 2026-06-01
    days on market $104,000 Active 255 DOM
14. 2026-05-31
    days on market $104,000 Active 254 DOM
15. 2026-05-13
    price $128,000 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

16. 2026-03-19
    price $139,000 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

17. 2026-02-20
    price $146,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

18. 2026-01-16
    price $148,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

19. 2025-12-19
    price $168,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

20. 2025-12-05
    price $170,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

21. 2025-11-21
    price $172,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

22. 2025-11-07
    price $174,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

23. 2025-10-24
    price $176,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

24. 2025-10-03
    price $178,835 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

25. 2025-09-18
    listed $188,835 Active 763-char remark

    Show marketing remark (763 chars)

    **PRICE IMPROVEMENT** Relax on the front porch of this 3-bedroom 2-bath mobile home with a ton of potential! With 5 total lots, the opportunity for additional homesites could be just what you are looking for! This open-concept floor plan features split bedrooms and a wood-burning fireplace in the family room. The back porch is equally as inviting as the front and could be screened in if desired. With access to local public boat launches, this .77 acre residence is a rare find this close to the lake. The 2 outside storage buildings are currently unavailable for viewing, but will be conveyed with the property. **MOTIVATED SELLER OFFERING** $10,000 in seller's concessions to be paid at closing when designated as being used for repairs to the property!

26. 2015-10-26
    soldstatus
27. 2007-05-17
    soldstatus
28. 1984-06-01
    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: $1,689 · $141/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$214/yr (+$18/mo · 12.7%)

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

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$5,826
• − Property taxes: −$1,689
• − Insurance: −$520
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$3,025
• Taxable income: $17,668
• Est. tax owed @ 24.0%: −$4,240
• After-tax cash flow: $14,024/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: Kemp ISD
• NCES district ID: 4825320
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $42,788
• Composite: 26.37/100
• National rank: #7233
• State rank: #605 of 826 in TX

Livability — Seven Points

• Score: 60/100
• State rank: #1063
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Points, TX
• Population (ZIP): 14,676

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -42.99%
• Current HPI: 332.57
• Rent YoY: —
• Metro: —
• 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

-32.2% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $128,000 NTREIS
• 2026-03-19 Price Changed $139,000 NTREIS
• 2026-02-20 Price Changed $146,835 NTREIS
• 2026-01-16 Price Changed $148,835 NTREIS
• 2025-12-19 Price Changed $168,835 NTREIS
• 2025-12-05 Price Changed $170,835 NTREIS
• 2025-11-21 Price Changed $172,835 NTREIS
• 2025-11-07 Price Changed $174,835 NTREIS
• 2025-10-24 Price Changed $176,835 NTREIS
• 2025-10-03 Price Changed $178,835 NTREIS
• 2025-09-18 Listed $188,835 NTREIS
• 2015-10-26 Sold (Public Records) — Public Records
• 2007-05-17 Sold (Public Records) — Public Records
• 1984-06-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,689 · +17.9% YoY. Source: county tax records.