1032 Springview Ln · Mabank, TX 75147

$225,000

3 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 87 Days on market

Built 2023 6,098 sqft lot $155/sqft · 8% below area Est $244k · 8% under ↓ 8% since listing

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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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome home! $5000 in FLEX CASH, This new construction home is ready for you.. Located in Mabank TX, a super hot growing community, this property features great curb appeal, and solid location! With 3 bedrooms, 2 full bathrooms, and a 2 car garage, this home is plug and play ready. Inside, you have vinyl plank flooring, stainless steal appliances, open concept, tall ceilings, and spacious bathrooms! Floor plan is very ideal with no wasted space. Come check this one out ASAP!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.7% below list).
• Recommended offer: $165k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• Market conditions: Rents rising fast (+8.1%/yr); 214 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Van Zandt County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,915 (26.7% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $244,428
• List price: $225,000
• Delta: -7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Springview Ln	0.01mi	3/2.0	1,301 (-10%)	10mo	$249,000	$191	74
2004 Clay St	0.27mi	3/2.0	1,524 (+5%)	8mo	$273,500	$179	72
1043 Springview Ln	0.07mi	3/2.0	1,301 (-10%)	10mo	$249,000	$191	72
1042 Springview Ln	0.06mi	3/2.0	1,301 (-10%)	12mo	$249,000	$191	70
1023 Baker Ln	0.29mi	3/2.0	1,275 (-12%)	4mo	$179,500	$141	63
1002 Baker Ln	0.35mi	3/2.0	1,289 (-11%)	5mo	$234,623	$182	61
2232 Samuel St	0.60mi	3/2.0	1,551 (+7%)	1mo	$300,000	$193	59
3016 Morris Rd	0.65mi	3/2.0	1,478 (+2%)	12mo	$284,000	$192	56
2908 Emma Ln	0.57mi	3/2.0	1,314 (-9%)	4mo	$217,900	$166	54
2020 Clay St	0.38mi	3/2.0	1,276 (-12%)	15mo	$239,000	$187	50
2901 Emma Ln	0.53mi	3/2.0	1,276 (-12%)	9mo	$237,000	$186	48
3010 Morris Rd	0.64mi	3/2.0	1,588 (+10%)	12mo	$315,000	$198	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: 22.1%
• Equity multiple: 2.81×
• Total profit: $114,171
• Equity at exit: $202,698

10-year hold

• IRR: 21.1%
• Equity multiple: 6.89×
• Total profit: $371,338
• Equity at exit: $437,126

Cash invested: $63,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$298 /mo · $3,576/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-269

Break-even live

Break-even rent $1,989

Max offer price $177,513

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 Clay St Mabank, TX	3.0	2.0	1298	$1,414	$1.09	6d	1	0.42mi
2029 Clay St Mabank, TX	3.0	2.0	1028	$1,414	$1.38	44d	1	0.44mi
2032 Clay St Mabank, TX	3.0	2.0	1197	$1,314	$1.10	5d	1	0.45mi
2031 Clay St Mabank, TX	3.0	2.0	1298	$1,314	$1.01	1d	1	0.45mi
2503 Jax St Mabank, TX	3.0	2.0	1079	$1,695	$1.57	22d	1	0.45mi
2034 Clay St Mabank, TX	3.0	2.0	1298	$1,525	$1.17	44d	1	0.46mi
2712 William St Mabank, TX	3.0	2.0	1028	$1,440	$1.40	44d	1	0.51mi
2730 William St Mabank, TX	4.0	2.0	1706	$1,649	$0.97	44d	1	0.54mi
2904 Emma Ln Mabank, TX	3.0	2.0	1298	$1,499	$1.15	44d	1	0.55mi
18409 County Road 4001 Mabank, TX	3.0–4.0	2.0	1750	$1,725	$0.99	1d	16	0.69mi

Listing history 23 events

1. 2026-06-19
   days on market $225,000 Active 87 DOM
2. 2026-06-18
   days on market $225,000 Active 86 DOM
3. 2026-06-17
   days on market $225,000 Active 85 DOM
4. 2026-06-16
   days on market $225,000 Active 84 DOM
5. 2026-06-15
   days on market $225,000 Active 83 DOM
6. 2026-06-14
   days on market $225,000 Active 81 DOM
7. 2026-06-12
   days on market $225,000 Active 80 DOM
8. 2026-06-09
   days on market $225,000 Active 77 DOM
9. 2026-06-08
   days on market $225,000 Active 76 DOM
10. 2026-06-07
    days on market $225,000 Active 75 DOM
11. 2026-06-05
    days on market $225,000 Active 72 DOM
12. 2026-06-03
    days on market $225,000 Active 71 DOM
13. 2026-06-02
    days on market $225,000 Active 70 DOM
14. 2026-06-01
    days on market $225,000 Active 69 DOM
15. 2026-05-31
    days on market $225,000 Active 68 DOM
16. 2026-05-30
    days on market $225,000 Active 67 DOM
17. 2026-04-24
    price $239,000 480-char remark

    Show marketing remark (480 chars)

    Welcome home! $5000 in FLEX CASH, This new construction home is ready for you.. Located in Mabank TX, a super hot growing community, this property features great curb appeal, and solid location! With 3 bedrooms, 2 full bathrooms, and a 2 car garage, this home is plug and play ready. Inside, you have vinyl plank flooring, stainless steal appliances, open concept, tall ceilings, and spacious bathrooms! Floor plan is very ideal with no wasted space. Come check this one out ASAP!

18. 2026-03-24
    listed $249,900 Active 480-char remark

    Show marketing remark (480 chars)

    Welcome home! $5000 in FLEX CASH, This new construction home is ready for you.. Located in Mabank TX, a super hot growing community, this property features great curb appeal, and solid location! With 3 bedrooms, 2 full bathrooms, and a 2 car garage, this home is plug and play ready. Inside, you have vinyl plank flooring, stainless steal appliances, open concept, tall ceilings, and spacious bathrooms! Floor plan is very ideal with no wasted space. Come check this one out ASAP!

19. 2026-02-25
    historical
20. 2026-02-10
    price $249,900
21. 2026-01-24
    historical $4,000
22. 2026-01-22
    listed $4,000
23. 2026-01-17
    listed $260,000 Active

ⓘ 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: $3,576 · $298/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$542/yr (+$45/mo · 15.2%)

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

Taxation est. · year 1

• Rental income: $19,790
• − Mortgage interest: −$12,603
• − Property taxes: −$3,576
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$6,545
• Taxable loss: −$7,226
• Est. tax savings @ 24.0%: +$1,734
• After-tax cash flow: $-1,492/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 (Van Zandt County) Hauer SSP2

• Today (2025): 55,634 people
• By 2030: 56,479 · +1.5%
• By 2040: 57,672 · +3.7%
• By 2050: 57,913 · +4.1%
• By 2075: 57,544 · +3.4%
• By 2100: 52,659 · -5.3%

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 · Van Zandt

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.2%
• 2008→2024 swing: -19.8pp toward R · 2008: -55.1pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+72.1 2016: R+72.1 2012: R+66.6 2008: R+55.1

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

-8.1% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $239,000 NTREIS
• 2026-03-24 Listed $249,900 NTREIS
• 2026-02-25 Listing Removed — NTREIS
• 2026-02-10 Price Changed $249,900 NTREIS
• 2026-01-24 Rental Removed $4,000 TURBOTENANT
• 2026-01-22 Listed for Rent $4,000 TURBOTENANT
• 2026-01-17 Listed $260,000 NTREIS

Property tax history

-3.7%/yr

Latest (2025): $3,576 · -3.7% YoY. Source: county tax records.