114 Oak Springs Loop · Mabank, TX 75147

$249,500

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 2 Days on market

Built 2021 9,583 sqft lot Est $238k · at est.

---

Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• ARV discount +5.4/15.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home situated on a spacious lot in Mabank. This property features a large living area and a functional floor plan designed for comfortable everyday living. The kitchen and bathrooms offer numerous builder upgrades, providing added style and functionality throughout the home. The generous backyard offers ample space for outdoor activities, entertaining, gardening, or future customization. Conveniently located near local walking and workout trails, and the Mabank Rodeo. Enjoy the benefits of small-town living while remaining within easy reach of Cedar Creek Lake and surrounding areas.

Key facts

• Builder upgrades
• Large living area
• Local walking trails

Tags

• SPACIOUS LOT
• LARGE LIVING AREA
• FUNCTIONAL FLOOR PLAN
• BUILDER UPGRADES
• GENEROUS BACKYARD
• LOCAL WALKING TRAILS

Property features AI

Finance

• Other: Subdivision: Spring Crk Estates Sec 1; County: Henderson; Directions: See GPS
• Financial info: Accepts Cash, Conventional, FHA, VA financing
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Driveway; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2021; Brick construction; Shingle/composition roof; Slab foundation
• Exterior features: Covered patio/porch; Wood fencing, fenced yard; Grassed vegetation

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Built-in cabinets; Granite countertops
• Bedrooms: Primary bedroom on level 1; Additional bedrooms on level 1
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Primary bath with built-in cabinets and dual sinks; Additional bathroom with built-in cabinets
• Heating & cooling: Central air; Electric heating
• Interior features: Open floorplan; Kitchen island; Pantry; Decorative lighting; Cable TV available; Flat screen wiring; Window coverings
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (25.4% below list).
• Recommended offer: $165k (33.7% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.1% in Mabank — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Southside El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 486 students, 80% FRL); Mabank Int (math 49% / reading 34%, grade F, #595 of 1,662 statewide, top 37%, 611 students, 66% FRL); Mabank H S (math 36% / reading 53%, grade F, #652 of 1,632 statewide, top 43%, 1,111 students, 57% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 215 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 39% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 61% 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 $165,323 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $238,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Mcafee St	0.35mi	3/2.0	1,910 (+2%)	1mo	$319,000	$167	80
140 Creek Meadow Dr	0.16mi	4/2.0 (+1)	2,054 (+10%)	2mo	$259,999	$127	70
107 Willowbend Loop	0.15mi	4/2.0 (+1)	2,054 (+10%)	3mo	$250,000	$122	70
106 Willowbend Loop	0.14mi	4/2.0 (+1)	1,620 (-14%)	1mo	$255,000	$157	65
212 W Mcafee St	0.36mi	3/2.0	1,676 (-11%)	1mo	$243,000	$145	64
312 W Mcafee Dr	0.34mi	3/2.0	1,655 (-12%)	1mo	$289,000	$175	64
121 Willowbend Loop	0.25mi	4/2.0 (+1)	1,620 (-14%)	8mo	$263,000	$162	54
293 Victory Dr	0.69mi	3/2.5	1,600 (-15%)	2mo	$174,990	$109	40
300 Paschal Rd	0.74mi	3/2.5	1,600 (-15%)	2mo	$177,990	$111	38
303 Victory Dr	0.75mi	3/2.5	1,600 (-15%)	2mo	$174,990	$109	37
306 Paschal Rd	0.75mi	3/2.5	1,600 (-15%)	3mo	$179,990	$112	36
311 Victory Dr	0.75mi	3/2.5	1,600 (-15%)	5mo	$192,496	$120	34

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: 20.1%
• Equity multiple: 2.65×
• Total profit: $115,534
• Equity at exit: $224,769

10-year hold

• IRR: 19.6%
• Equity multiple: 6.57×
• Total profit: $388,786
• Equity at exit: $484,724

Cash invested: $69,860 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$534 /mo · $6,411/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-477

Break-even live

Break-even rent $2,464

Max offer price $165,323

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-406	+0% $-477	+5% $-547	+10% $-618
Rent	-10% $-624	-5% $-550	+0% $-477	+5% $-403	+10% $-329
Rate	-1.0pp $-351	-0.5pp $-413	base $-477	+0.5pp $-541	+1.0pp $-607

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Spring Crest St Mabank, TX	3.0–4.0	2.0	1750	$1,749	$1.00	0d	1	0.21mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	45d	1	0.91mi
425 Shorty St Mabank, TX	4.0	2.0	1788	$1,614	$0.90	45d	1	0.96mi
430 Shorty St Mabank, TX	3.0	2.0	1571	$1,614	$1.03	45d	1	0.97mi
427 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	0.97mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	45d	1	0.98mi
433 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	0.99mi
471 Bobbie St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	1.02mi

Listing history 5 events

1. 2026-06-21
   status $249,500 Pending 2 DOM
2. 2026-06-19
   days on market $249,500 Active Option Contract 2 DOM
3. 2026-06-18
   status $249,500 Active Option Contract 1 DOM
4. 2026-06-17
   remarks 623-char remark
5. 2026-06-17
   listed $249,500 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: $6,411 · $534/mo
• Projected year-2 tax: $6,411 · $534/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 61% 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: $22,330
• − Mortgage interest: −$13,976
• − Property taxes: −$6,411
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$7,258
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-3,286/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

1 event — show timeline

• 2026-06-17 Listed $249,500 NTREIS

Property tax history

+84.2%/yr

Latest (2025): $6,411 · +10.4% YoY. Source: county tax records.