104 Hope Springs Ln · Mansfield, TX 76063

$239,000

3 bd · 2.5 ba · 1,350 sqft · Other · 64 Days on market

Built 2026 Excellent condition 3,006 sqft lot $177/sqft · 25% below area Est $317k · 25% under

---

Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully crafted new-build home offering 1,350 square feet of thoughtfully designed living space in a vibrant and welcoming community. With an open-concept layout, this home is perfect for both everyday living and entertaining. The main level features a convenient guest bedroom with a half bath ideal for visitors, a home office, or flexible living needs. Upstairs, you’ll find a well-designed layout that offers privacy and separation between living spaces, creating a comfortable and functional flow throughout the home. The kitchen is designed with both style and functionality in mind, featuring an open layout that allows for easy meal preparation and interaction. Enjoy the benefits of new construction, beautiful finishes, and a community that offers charm, convenience, and a true sense of neighborhood. This must-see home combines comfort, style, and smart design. Schedule your showing today! Home must be owner occupied and meet income requirements. Please reach out to the agent to verify restrictions. Completion approximately May 12th. Home will have an Home owner association.

Key facts

• 3,006 sq ft lot
• Parking
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.2% below list).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.2%/yr); 715 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $317,319
• List price: $239,000
• Delta: -24.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-20,727
• Equity at exit: $35,636

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-12,457
• Equity at exit: $20,664

Cash invested: $66,920 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 715
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $390

Break-even live

Break-even rent $1,796

Max offer price $239,000

Occupancy floor 78%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1723	$2,495	$1.45	7d	1	0.52mi
506 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1526	$2,395	$1.57	43d	1	0.53mi
506 W Kimball St Unit 1 Mansfield, TX	3.0	2.5	1526	$2,295	$1.50	24d	1	0.53mi
502 W Kimball St Unit 2 Mansfield, TX	3.0	2.5	1513	$2,295	$1.52	24d	1	0.55mi
715 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1022	$2,533	$2.48	1d	18	0.93mi
751 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1032	$2,609	$2.53	1d	19	0.96mi
500 E Kimball St Unit 1 Mansfield, TX	3.0	2.5	1527	$2,295	$1.50	7d	1	1.06mi
311 Stell Ave Mansfield, TX	3.0	2.0	1484	$2,190	$1.48	12d	1	1.06mi
606 Plainview Dr Mansfield, TX	2.0	2.0	1246	$1,881	$1.51	12d	1	1.26mi
609 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1796	$2,195	$1.22	12d	1	1.28mi
621 Hollyberry Dr Mansfield, TX	3.0	2.0	1152	$2,180	$1.89	4d	1	1.29mi
625 Hollyberry Dr Mansfield, TX	3.0	2.0	1303	$2,150	$1.65	18d	1	1.31mi
649 Blueberry Hill Ln Mansfield, TX	3.0	2.0	1441	$2,075	$1.44	2d	1	1.44mi
309 Hillcrest St Mansfield, TX	3.0	2.0	1300	$1,950	$1.50	43d	1	1.47mi
313 Hillcrest St Mansfield, TX	4.0	1.5	1600	$3,000	$1.88	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $239,000 Active 64 DOM
2. 2026-06-17
   days on market $239,000 Active 63 DOM
3. 2026-06-16
   days on market $239,000 Active 62 DOM
4. 2026-06-15
   days on market $239,000 Active 61 DOM
5. 2026-06-13
   days on market $239,000 Active 59 DOM
6. 2026-06-13
   days on market $239,000 Active 58 DOM
7. 2026-06-09
   days on market $239,000 Active 55 DOM
8. 2026-06-08
   days on market $239,000 Active 54 DOM
9. 2026-06-07
   days on market $239,000 Active 53 DOM
10. 2026-06-04
    days on market $239,000 Active 50 DOM
11. 2026-06-03
    days on market $239,000 Active 49 DOM
12. 2026-06-02
    days on market $239,000 Active 48 DOM
13. 2026-06-01
    days on market $239,000 Active 47 DOM
14. 2026-05-31
    days on market $239,000 Active 46 DOM
15. 2026-04-15
    listed $239,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully crafted new-build home offering 1,350 square feet of thoughtfully designed living space in a vibrant and welcoming community. With an open-concept layout, this home is perfect for both everyday living and entertaining. The main level features a convenient guest bedroom with a half bath ideal for visitors, a home office, or flexible living needs. Upstairs, you’ll find a well-designed layout that offers privacy and separation between living spaces, creating a comfortable and functional flow throughout the home. The kitchen is designed with both style and functionality in mind, featuring an open layout that allows for easy meal preparation and interaction. Enjoy the benefits of new construction, beautiful finishes, and a community that offers charm, convenience, and a true sense of neighborhood. This must-see home combines comfort, style, and smart design. Schedule your showing today! Home must be owner occupied and meet income requirements. Please reach out to the agent to verify restrictions. Completion approximately May 12th. Home will have an Home owner association.

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $4,374 · $364/mo
• Expected delta: +$3,586/yr (+$299/mo · 455.5%)

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

Taxation est. · year 1

• Rental income: $27,466
• − Mortgage interest: −$13,388
• − Property taxes: −$787
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$6,953
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,496/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This beautifully crafted new-build home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great value for both resale and rental.

Schools (NCES district)

• District: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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

• 2026-04-15 Listed $239,000 NTREIS