19515 E Market · Mabank, TX 75147

$208,000

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 16 Days on market

Built 2001 1.08 ac lot Est $204k · at est.

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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).

• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.5/15.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently refreshed and move-in ready, this property offers the perfect blend of comfort and space on a full 1-acre lot. Inside, you'll find a spacious primary suite along with two additional guest bedrooms, plus an open-concept living area ideal for everyday living and entertaining. A second living area provides added flexibility and opens directly to a covered patio overlooking the large, fenced backyard. Complete with a storage building and convenient access to Hwy 175, this home delivers both functionality and location.

Key facts

• Storage building
• Full 1-acre lot
• Covered patio

Tags

• FULL 1-ACRE LOT
• OPEN-CONCEPT LIVING AREA
• COVERED PATIO
• LARGE FENCED BACKYARD
• STORAGE BUILDING
• CONVENIENT ACCESS TO HWY 175

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: No association

Exterior

• Parking: Driveway; Concrete parking
• Utilities: City water; Aerobic septic; Co-op electric; All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One story; Built in 2001; Located in the Lawndale subdivision
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Covered front and rear porches; Covered patio; Storage; Wood fencing; Landscaped yard with few trees; Large backyard with grass; Utilities easement

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; High-speed internet available; Walk-in closet(s); Two living areas; One dining area; One level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-66 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (17.2% below list).
• Recommended offer: $172k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Central El (math 48% / reading 42%, grade D-, #1,133 of 4,322 statewide, top 27%, 675 students, 64% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 214 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 36% 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 $22k of equity ($1k loan paydown + $21k 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 $58k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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, 74% 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 $172,297 (17.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $203,662
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19515 E Market	0.00mi	3/2.0	1,316 (+2%)	1mo	$208,000	$158	96
115 Mcanally Dr	0.39mi	3/1.5	1,288 (-0%)	2mo	$160,000	$124	78
116 Mcanally Dr	0.42mi	3/1.5	1,316 (+2%)	6mo	$189,000	$144	70
111 Bexar St	0.31mi	2/1.5 (-1)	1,401 (+9%)	4mo	$289,900	$207	61
106 Mcanally Dr	0.43mi	4/1.5 (+1)	1,316 (+2%)	11mo	$194,500	$148	61
618 E Kempner St	0.41mi	3/2.0	1,328 (+3%)	20mo	$249,000	$188	60
205 N Canton St	0.52mi	4/3.0 (+1)	1,321 (+2%)	11mo	$265,000	$201	54
532 E Kempner St	0.50mi	2/1.0 (-1)	1,294 (+0%)	23mo	$100,000	$77	48
510 E Kempner St	0.60mi	3/1.5	1,360 (+6%)	20mo	$225,000	$165	44

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: 25.0%
• Equity multiple: 3.03×
• Total profit: $118,175
• Equity at exit: $187,383

10-year hold

• IRR: 23.4%
• Equity multiple: 7.42×
• Total profit: $373,932
• Equity at exit: $404,098

Cash invested: $58,240 (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: 214
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-66

Break-even live

Break-even rent $1,807

Max offer price $196,260

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-8	+0% $-66	+5% $-125	+10% $-184
Rent	-10% $-203	-5% $-135	+0% $-66	+5% $2	+10% $70
Rate	-1.0pp $38	-0.5pp $-14	base $-66	+0.5pp $-120	+1.0pp $-175

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Bobbie St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	44d	1	0.75mi
433 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	44d	1	0.77mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	44d	1	0.79mi
427 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	44d	1	0.80mi
430 Shorty St Mabank, TX	3.0	2.0	1571	$1,614	$1.03	44d	1	0.80mi
425 Shorty St Mabank, TX	4.0	2.0	1788	$1,614	$0.90	44d	1	0.80mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	44d	1	0.86mi
813 S Sutton St Mabank, TX	3.0	2.0	1197	$1,399	$1.17	44d	1	0.89mi
18409 County Road 4001 Mabank, TX	3.0–4.0	2.0	1750	$1,725	$0.99	2d	16	1.18mi
2730 William St Mabank, TX	4.0	2.0	1706	$1,649	$0.97	44d	1	1.40mi
2503 Jax St Mabank, TX	3.0	2.0	1079	$1,695	$1.57	22d	1	1.43mi
2712 William St Mabank, TX	3.0	2.0	1028	$1,440	$1.40	44d	1	1.48mi
2031 Clay St Mabank, TX	3.0	2.0	1298	$1,314	$1.01	2d	1	1.50mi

Listing history 11 events

1. 2026-05-07
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Recently refreshed and move-in ready, this property offers the perfect blend of comfort and space on a full 1-acre lot. Inside, you'll find a spacious primary suite along with two additional guest bedrooms, plus an open-concept living area ideal for everyday living and entertaining. A second living area provides added flexibility and opens directly to a covered patio overlooking the large, fenced backyard. Complete with a storage building and convenient access to Hwy 175, this home delivers both functionality and location.

2. 2026-05-07
   status Pending

   Show marketing remark (528 chars)

   Recently refreshed and move-in ready, this property offers the perfect blend of comfort and space on a full 1-acre lot. Inside, you'll find a spacious primary suite along with two additional guest bedrooms, plus an open-concept living area ideal for everyday living and entertaining. A second living area provides added flexibility and opens directly to a covered patio overlooking the large, fenced backyard. Complete with a storage building and convenient access to Hwy 175, this home delivers both functionality and location.

3. 2026-04-29
   historical Active Option Contract
4. 2026-04-21
   listed $208,000 Active 528-char remark

   Show marketing remark (528 chars)

   Recently refreshed and move-in ready, this property offers the perfect blend of comfort and space on a full 1-acre lot. Inside, you'll find a spacious primary suite along with two additional guest bedrooms, plus an open-concept living area ideal for everyday living and entertaining. A second living area provides added flexibility and opens directly to a covered patio overlooking the large, fenced backyard. Complete with a storage building and convenient access to Hwy 175, this home delivers both functionality and location.

5. 2026-04-21
   listed $208,000 Active

   Show marketing remark (528 chars)

   Recently refreshed and move-in ready, this property offers the perfect blend of comfort and space on a full 1-acre lot. Inside, you'll find a spacious primary suite along with two additional guest bedrooms, plus an open-concept living area ideal for everyday living and entertaining. A second living area provides added flexibility and opens directly to a covered patio overlooking the large, fenced backyard. Complete with a storage building and convenient access to Hwy 175, this home delivers both functionality and location.

6. 2017-01-03
   soldstatus
7. 2016-12-30
   soldstatus Sold 336-char remark

   Show marketing remark (336 chars)

   PSSST! I won't be available for long so be the first to see and the first to buy! No restrictions! One acre, 3-2 that has been recently refreshed! Bring the cow, horse, pig, chickens, build your workshop. .so much can happen here. Affordable, cute and clean. Ready to move in. (My current owners even installed an outdoor movie screen).

8. 2016-12-05
   status Pending 336-char remark

   Show marketing remark (336 chars)

   PSSST! I won't be available for long so be the first to see and the first to buy! No restrictions! One acre, 3-2 that has been recently refreshed! Bring the cow, horse, pig, chickens, build your workshop. .so much can happen here. Affordable, cute and clean. Ready to move in. (My current owners even installed an outdoor movie screen).

9. 2016-11-23
   historical Active Option Contract 336-char remark

   Show marketing remark (336 chars)

   PSSST! I won't be available for long so be the first to see and the first to buy! No restrictions! One acre, 3-2 that has been recently refreshed! Bring the cow, horse, pig, chickens, build your workshop. .so much can happen here. Affordable, cute and clean. Ready to move in. (My current owners even installed an outdoor movie screen).

10. 2016-11-21
    listed $124,900 Active 336-char remark

    Show marketing remark (336 chars)

    PSSST! I won't be available for long so be the first to see and the first to buy! No restrictions! One acre, 3-2 that has been recently refreshed! Bring the cow, horse, pig, chickens, build your workshop. .so much can happen here. Affordable, cute and clean. Ready to move in. (My current owners even installed an outdoor movie screen).

11. 2001-03-14
    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: $3,002 · $250/mo
• Projected year-2 tax: $3,806 · $317/mo
• Expected delta: +$804/yr (+$67/mo · 26.8%)

ⓘ 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 74% 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: $20,676
• − Mortgage interest: −$11,651
• − Property taxes: −$3,002
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,051
• Taxable loss: −$4,377
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $253/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

• 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

+66.5% since first listed

11 events — show timeline

• 2026-05-07 Pending — HCBOR
• 2026-05-07 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-21 Listed $208,000 NTREIS
• 2026-04-21 Listed $208,000 HCBOR
• 2017-01-03 Sold (Public Records) — Public Records
• 2016-12-30 Sold (MLS) — NTREIS
• 2016-12-05 Pending — NTREIS
• 2016-11-23 Contingent — NTREIS
• 2016-11-21 Listed $124,900 NTREIS
• 2001-03-14 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,002 · -0.2% YoY. Source: county tax records.