413 County Line Rd · Mabank, TX 75147

$239,900

6 bd · 4.0 ba · 1,737 sqft · MultiFamily public records · 10 Days on market

Built 2021 6,098 sqft lot ↓ 14% 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 +24.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MLS# 14697885 - Built by Ameritex Homes - Ready Now! ~ Amazing opportunity for investors or house hackers! Brand new duplex includes two identical units 872 sqft each with three bedrooms, two bathrooms and modern amenities throughout. Energy-efficient features and appliances are proven to drive down utility costs. Fully equipped with SMART HOME TECHNOLOGY that includes programmable thermostat, keyless smart locks all connected and secured through a smart home hub. AND it comes with a NEW HOME WARRANTY; Schedule a showing today before it's gone! . . Images may be reflective of a staged or representative unit; homes are unfurnished and features may vary by floor plan and location.

Key facts

• Private driveway
• 6,098 sq ft lot
• Built 2021

Tags

• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Property listed as residential - single family; Subdivision: Sutton Street Estates Ph I; County: Kaufman
• Financial info: Accepts Cash, Conventional, FHA financing; No second mortgage on record
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; No garage; No covered parking or carport
• Security: Smoke detectors
• Utilities: City water; City sewer; Electric service
• Home design: Single-family residence; One story; Attached property
• Construction: Built in 2021; Asphalt roof; Slab foundation
• Exterior features: Asphalt driveway; Concrete surfaces; City water; City sewer

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island; Pantry; Granite counters
• Bedrooms: 6 bedrooms (primary bedroom on level 1)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Kitchen island; Pantry; Smart home system; Two living areas
• Laundry & utility: Smart home features (app or pass enabled)

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.8% 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; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• At $2,791/mo this rent would consume 59% of the median local household income ($57k/yr) (locally 279% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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, 63% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,900

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. 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.
3. 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.
4. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 3.64×
• Total profit: $177,517
• Equity at exit: $216,121

10-year hold

• IRR: 30.3%
• Equity multiple: 8.95×
• Total profit: $534,237
• Equity at exit: $466,073

Cash invested: $67,172 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,791 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$344 /mo · $4,125/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $503

Break-even live

Break-even rent $2,154

Max offer price $239,900

Occupancy floor 77%

Sensitivity live

Price	-10% $639	-5% $571	+0% $503	+5% $435	+10% $367
Rent	-10% $283	-5% $393	+0% $503	+5% $613	+10% $724
Rate	-1.0pp $624	-0.5pp $564	base $503	+0.5pp $441	+1.0pp $378

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,792
Total (2 units)			$2,791

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $239,900 Active 10 DOM
2. 2026-06-19
   days on market $239,900 Active 8 DOM
3. 2026-06-18
   days on market $239,900 Active 7 DOM
4. 2026-06-17
   days on market $239,900 Active 6 DOM
5. 2026-06-16
   days on market $239,900 Active 5 DOM
6. 2026-06-15
   days on market $239,900 Active 4 DOM
7. 2026-06-14
   days on market $239,900 Active 2 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $239,900 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: $4,125 · $344/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$265/yr (+$22/mo · 6.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $33,492
• − Mortgage interest: −$13,438
• − Property taxes: −$4,125
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$6,979
• Taxable income: $2,391
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $5,463/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 (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

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 · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

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

-14.3% since first listed

10 events — show timeline

• 2026-06-10 Listed $239,900 NTREIS
• 2024-10-17 Rental Removed $1,150 RENTALBEAST
• 2024-09-26 Listed for Rent $1,150 RENTALBEAST
• 2024-09-21 Rental Removed $1,095 RENTALBEAST
• 2024-09-13 Price Changed $1,095 RENTALBEAST
• 2024-09-06 Listed for Rent $1,205 RENTALBEAST
• 2022-03-23 Price Changed $1,295 RENT.
• 2021-10-29 Sold (MLS) — NTREIS
• 2021-10-16 Listing Removed — NTREIS
• 2021-10-12 Listed $279,990 NTREIS

Property tax history

+59.1%/yr

Latest (2025): $4,125 · -1.1% YoY. Source: county tax records.