2888 Vz County Road 2708 · Mabank, TX 75147

$200,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 78 Days on market

Built 1976 2.50 ac lot $105/sqft · 49% below area Est $389k · 49% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity meets wide open Texas views on this 2.5 acre property in Mabank ISD! If you’ve been searching for peaceful country living with room to breathe, this is it. Enjoy unobstructed views across the road with no homes in sight...just open land and endless sky. The 1,900 sq ft home offers 3 bedrooms and 2 bathrooms and has been well loved over the years. It’s ready for its next chapter and a buyer with vision to bring it back to life. With some TLC, this property has incredible potential...whether you’re looking to renovate, invest, or create your own private retreat. Plenty of space for expansion, outdoor living, or even additional structures—the possibilities here are wide open. This property is being sold AS IS, with no repairs to be made by seller. It is priced accordingly below market value. This property has some repair issues and and will probably not qualify for financing. Quiet, peaceful, and full of potential...come see the opportunity for yourself.

Key facts

• Open land
• 2.5 acre property
• Unobstructed views

Tags

• 2.5 ACRE PROPERTY
• UNOBSTRUCTED VIEWS
• OPEN LAND
• OUTDOOR LIVING
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $178k (11.2% below list).
• Recommended offer: $178k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 54 units permitted in Van Zandt County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $177,597 (11.2% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $388,745
• List price: $200,000
• Delta: -48.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.12×
• Total profit: $118,649
• Equity at exit: $180,176

10-year hold

• IRR: 24.4%
• Equity multiple: 7.65×
• Total profit: $372,489
• Equity at exit: $388,556

Cash invested: $56,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $5

Break-even live

Break-even rent $1,770

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $61	+0% $5	+5% $-52	+10% $-108
Rent	-10% $-136	-5% $-65	+0% $5	+5% $75	+10% $145
Rate	-1.0pp $105	-0.5pp $56	base $5	+0.5pp $-47	+1.0pp $-100

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $200,000 Active 78 DOM
2. 2026-06-18
   days on market $200,000 Active 77 DOM
3. 2026-06-17
   days on market $200,000 Active 76 DOM
4. 2026-06-16
   days on market $200,000 Active 75 DOM
5. 2026-06-15
   days on market $200,000 Active 74 DOM
6. 2026-06-14
   days on market $200,000 Active 72 DOM
7. 2026-06-12
   days on market $200,000 Active 71 DOM
8. 2026-06-09
   days on market $200,000 Active 68 DOM
9. 2026-06-08
   statusdays on market $200,000 Active 67 DOM
10. 2026-06-07
    days on market $200,000 Active Option Contract 66 DOM
11. 2026-06-05
    days on market $200,000 Active Option Contract 63 DOM
12. 2026-06-03
    days on market $200,000 Active Option Contract 62 DOM
13. 2026-06-02
    days on market $200,000 Active Option Contract 61 DOM
14. 2026-06-01
    statusdays on market $200,000 Active Option Contract 60 DOM
15. 2026-05-31
    days on market $200,000 Active 59 DOM
16. 2026-05-30
    days on market $200,000 Active 58 DOM
17. 2026-05-09
    status Active 1005-char remark

    Show marketing remark (1005 chars)

    Opportunity meets wide open Texas views on this 2.5 acre property in Mabank ISD! If you’ve been searching for peaceful country living with room to breathe, this is it. Enjoy unobstructed views across the road with no homes in sight...just open land and endless sky. The 1,900 sq ft home offers 3 bedrooms and 2 bathrooms and has been well loved over the years. It’s ready for its next chapter and a buyer with vision to bring it back to life. With some TLC, this property has incredible potential...whether you’re looking to renovate, invest, or create your own private retreat. Plenty of space for expansion, outdoor living, or even additional structures—the possibilities here are wide open. This property is being sold AS IS, with no repairs to be made by seller. It is priced accordingly below market value. This property has some repair issues and and will probably not qualify for financing. Quiet, peaceful, and full of potential...come see the opportunity for yourself.

18. 2026-05-04
    historical Active Option Contract 1005-char remark

    Show marketing remark (1005 chars)

    Opportunity meets wide open Texas views on this 2.5 acre property in Mabank ISD! If you’ve been searching for peaceful country living with room to breathe, this is it. Enjoy unobstructed views across the road with no homes in sight...just open land and endless sky. The 1,900 sq ft home offers 3 bedrooms and 2 bathrooms and has been well loved over the years. It’s ready for its next chapter and a buyer with vision to bring it back to life. With some TLC, this property has incredible potential...whether you’re looking to renovate, invest, or create your own private retreat. Plenty of space for expansion, outdoor living, or even additional structures—the possibilities here are wide open. This property is being sold AS IS, with no repairs to be made by seller. It is priced accordingly below market value. This property has some repair issues and and will probably not qualify for financing. Quiet, peaceful, and full of potential...come see the opportunity for yourself.

19. 2026-04-02
    listed $225,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Opportunity meets wide open Texas views on this 2.5 acre property in Mabank ISD! If you’ve been searching for peaceful country living with room to breathe, this is it. Enjoy unobstructed views across the road with no homes in sight...just open land and endless sky. The 1,900 sq ft home offers 3 bedrooms and 2 bathrooms and has been well loved over the years. It’s ready for its next chapter and a buyer with vision to bring it back to life. With some TLC, this property has incredible potential...whether you’re looking to renovate, invest, or create your own private retreat. Plenty of space for expansion, outdoor living, or even additional structures—the possibilities here are wide open. This property is being sold AS IS, with no repairs to be made by seller. It is priced accordingly below market value. This property has some repair issues and and will probably not qualify for financing. Quiet, peaceful, and full of potential...come see the opportunity for yourself.

20. 1983-05-31
    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: $3,194 · $266/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$466/yr (+$39/mo · 14.6%)

ⓘ 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 68% 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: $21,312
• − Mortgage interest: −$11,203
• − Property taxes: −$3,194
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,818
• Taxable loss: −$3,313
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $852/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 (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

4 events — show timeline

• 2026-05-09 Relisted — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-02 Listed $225,000 NTREIS
• 1983-05-31 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,194 · +9.4% YoY. Source: county tax records.