17462 Cherry Blossom · Mabank, TX 75143

$64,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 23 Days on market

Built 1976 0.50 ac 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
• Livability +3.5/5.0
• 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

Property adjacent at COUNTRY CLUB NORTH LOT 12B is included in listing. Come see your future get away property just a short drive to Dallas and Fort Worth. Just minutes from 175 and Cedar Creek Lake. Well cared for property with a ton of potential! School bus stops at corner, and property sits on a dead end street. Appliances and furniture included. Bring all offers, motivated seller.

Key facts

• Utilities in place
• Private retreat
• Mature shade trees

Tags

• PEACEFUL STREET
• MATURE SHADE TREES
• UTILITIES IN PLACE
• PRIVATE RETREAT
• SERENE SETTING

Property features AI

Finance

• Other: Property has deed restrictions; Will not subdivide
• Financial info: Listing terms: Cash or Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: No specific security features provided
• Utilities: Cable available; Co-op electric service; Septic system; Not in a municipal utility district
• Home design: Single family residence; Residential property; Attached (per listing data); Built in 1976; Subdivision: Country Club North; Use GPS — property located just off US-175 and CR4022
• Construction: Aluminum siding construction; 1976 construction year
• Exterior features: Wire fencing; Cleared and partially wooded vegetation; Acreage lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: One-level layout; 8 total rooms; 1 living area; 1 dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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-.
• 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.
• Zoned schools: Kemp Pri (503 students, 81% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 440 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 56% 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.1%
• Equity multiple: 2.77×
• Total profit: $32,106
• Equity at exit: $9,677

10-year hold

• IRR: 47.4%
• Equity multiple: 5.57×
• Total profit: $83,036
• Equity at exit: $5,611

Cash invested: $18,172 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 440
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$158 /mo · $1,902/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $668

Break-even live

Break-even rent $666

Max offer price $64,900

Occupancy floor 51%

Sensitivity live

Price	-10% $705	-5% $686	+0% $668	+5% $650	+10% $631
Rent	-10% $549	-5% $608	+0% $668	+5% $728	+10% $788
Rate	-1.0pp $701	-0.5pp $685	base $668	+0.5pp $651	+1.0pp $634

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Lasso Cir Kemp, TX	2.0	2.0	1145	$1,450	$1.27	25d	1	0.44mi
100 Bridle Ct Kemp, TX	3.0	2.5	1302	$1,595	$1.23	44d	1	0.53mi

Listing history 24 events

1. 2026-06-18
   days on market $64,900 Active 23 DOM
2. 2026-06-17
   days on market $64,900 Active 22 DOM
3. 2026-06-16
   days on market $64,900 Active 21 DOM
4. 2026-06-15
   days on market $64,900 Active 20 DOM
5. 2026-06-13
   days on market $64,900 Active 18 DOM
6. 2026-06-13
   days on market $64,900 Active 17 DOM
7. 2026-06-09
   days on market $64,900 Active 14 DOM
8. 2026-06-08
   days on market $64,900 Active 13 DOM
9. 2026-06-07
   days on market $64,900 Active 12 DOM
10. 2026-06-04
    days on market $64,900 Active 9 DOM
11. 2026-06-03
    days on market $64,900 Active 8 DOM
12. 2026-06-02
    days on market $64,900 Active 7 DOM
13. 2026-06-01
    days on market $64,900 Active 6 DOM
14. 2026-05-31
    days on market $64,900 Active 5 DOM
15. 2026-05-21
    listed $64,900 Active
16. 2026-04-16
    historical
17. 2025-09-04
    price $64,900
18. 2025-08-26
    price $74,900
19. 2025-05-30
    price $85,900
20. 2025-04-23
    listed $90,000 Active
21. 2023-09-05
    soldstatus $76,000
22. 2015-10-10
    soldstatus Sold 387-char remark

    Show marketing remark (387 chars)

    Property adjacent at COUNTRY CLUB NORTH LOT 12B is included in listing. Come see your future get away property just a short drive to Dallas and Fort Worth. Just minutes from 175 and Cedar Creek Lake. Well cared for property with a ton of potential! School bus stops at corner, and property sits on a dead end street. Appliances and furniture included. Bring all offers, motivated seller.

23. 2015-09-09
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Property adjacent at COUNTRY CLUB NORTH LOT 12B is included in listing. Come see your future get away property just a short drive to Dallas and Fort Worth. Just minutes from 175 and Cedar Creek Lake. Well cared for property with a ton of potential! School bus stops at corner, and property sits on a dead end street. Appliances and furniture included. Bring all offers, motivated seller.

24. 2015-08-22
    listed $55,000 Active 387-char remark

    Show marketing remark (387 chars)

    Property adjacent at COUNTRY CLUB NORTH LOT 12B is included in listing. Come see your future get away property just a short drive to Dallas and Fort Worth. Just minutes from 175 and Cedar Creek Lake. Well cared for property with a ton of potential! School bus stops at corner, and property sits on a dead end street. Appliances and furniture included. Bring all offers, motivated seller.

ⓘ 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: $1,902 · $158/mo
• Projected year-2 tax: $1,902 · $158/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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,137
• − Mortgage interest: −$3,635
• − Property taxes: −$1,902
• − Insurance: −$324
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$1,888
• Taxable income: $7,485
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $6,221/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 — 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

• Population (ZIP): 14,676

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 (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 · 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: ▼ -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

+18.0% since first listed

10 events — show timeline

• 2026-05-21 Listed $64,900 NTREIS
• 2026-04-16 Listing Removed — NTREIS
• 2025-09-04 Price Changed $64,900 NTREIS
• 2025-08-26 Price Changed $74,900 NTREIS
• 2025-05-30 Price Changed $85,900 NTREIS
• 2025-04-23 Listed $90,000 NTREIS
• 2023-09-05 Sold (Public Records) $76,000 Public Records
• 2015-10-10 Sold (MLS) — NTREIS
• 2015-09-09 Pending — NTREIS
• 2015-08-22 Listed $55,000 NTREIS

Property tax history

+12.3%/yr

Latest (2025): $1,902 · -8.0% YoY. Source: county tax records.