2112 Cole St · Mabank, TX 75147

$279,000

3 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 47 Days on market

Built 2021 9,583 sqft lot $190/sqft · at area comps Est $293k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Cash flow +4.6/30.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautiful brick home built in 2021 in the Mabank Meadows community, just minutes from Cedar Creek Lake. This inviting 3-bedroom, 2-bath property offers a bright, open layout where the living, dining, and kitchen areas flow seamlessly together, creating a comfortable space for both everyday living and entertaining. The kitchen features a Bar height eat in counter, granite countertops, energy-efficient appliances, ample cabinet space, and an oversized pantry, making it perfect for cooking or gathering with guests. The living area is filled with natural light and provides a relaxing place to unwind. The split-bedroom design offers added privacy, with the primary suite tucked aw

Key facts

• Brick home
• Granite countertops
• Oversized pantry

Tags

• BRICK HOME
• MABANK MEADOWS COMMUNITY
• BAR HEIGHT EAT IN COUNTER
• GRANITE COUNTERTOPS
• ENERGY EFFICIENT APPLIANCES
• OVERSIZED PANTRY

Property features AI

Finance

• Other: Lot is approximately 0.22 acre (assessor) — less than 0.5 acre; Subdivision: Mabank Mdws Ph 2
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Attached garage (2 car); Garage with door opener; garage faces front; Concrete driveway; Covered parking for 2; On-street parking available; 2-car single door
• Security: Burglar alarm; Security system; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City sewer; Municipal utility district: No; Electric service
• Home design: Single family residence; One story; Residential property; Smart home features; Preowned (built in 2021)
• Construction: Brick construction; Shingle/composition roof; Slab foundation; Year built 2021
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Landscaped yard with few trees; Back yard fenced with wood fencing; Shed(s), storage, and a workshop (workshop with electric)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Granite countertop in laundry (and likely kitchen counters noted above)
• Bedrooms: Primary bedroom (level 1) with walk-in closet; Two additional bedrooms (level 1)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s); ENERGY STAR qualified equipment
• Interior features: Open floor plan; Decorative lighting; Granite counters; Walk-in closet(s); Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer included; Dryer included; Laundry room with built-in cabinets and granite countertop; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (41.0% below list).
• Recommended offer: $154k (44.8% below list) — sets the bar for cash-flow.

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); 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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, 69% 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 $154,091 (44.8% 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 47 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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: 0.59% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 14.1

CMA / ARV

• ARV (median comp): $293,117
• List price: $279,000
• Delta: -4.82%
• 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
2004 Clay St	0.10mi	3/2.0	1,524 (+4%)	8mo	$273,500	$179	81
2232 Samuel St	0.31mi	3/2.0	1,551 (+6%)	1mo	$300,000	$193	75
3016 Morris Rd	0.35mi	3/2.0	1,478 (+1%)	12mo	$284,000	$192	72
2908 Emma Ln	0.29mi	3/2.0	1,314 (-10%)	4mo	$217,900	$166	65
1023 Baker Ln	0.23mi	3/2.0	1,275 (-13%)	4mo	$179,500	$141	64
2020 Clay St	0.13mi	3/2.0	1,276 (-13%)	15mo	$239,000	$187	60
3010 Morris Rd	0.36mi	3/2.0	1,588 (+8%)	12mo	$315,000	$198	60
1002 Baker Ln	0.36mi	3/2.0	1,289 (-12%)	5mo	$234,623	$182	59
2901 Emma Ln	0.28mi	3/2.0	1,276 (-13%)	9mo	$237,000	$186	58
1034 Springview Ln	0.34mi	3/2.0	1,301 (-11%)	10mo	$249,000	$191	57
1043 Springview Ln	0.40mi	3/2.0	1,301 (-11%)	10mo	$249,000	$191	55
1042 Springview Ln	0.38mi	3/2.0	1,301 (-11%)	12mo	$249,000	$191	54

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: 17.9%
• Equity multiple: 2.48×
• Total profit: $115,683
• Equity at exit: $251,345

10-year hold

• IRR: 17.8%
• Equity multiple: 6.09×
• Total profit: $397,764
• Equity at exit: $542,036

Cash invested: $78,120 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$427 /mo · $5,127/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-707

Break-even live

Break-even rent $2,540

Max offer price $154,091

Occupancy floor —

Sensitivity live

Price	-10% $-549	-5% $-628	+0% $-707	+5% $-786	+10% $-865
Rent	-10% $-837	-5% $-772	+0% $-707	+5% $-642	+10% $-577
Rate	-1.0pp $-567	-0.5pp $-636	base $-707	+0.5pp $-779	+1.0pp $-853

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Jax St Mabank, TX	3.0	2.0	1079	$1,695	$1.57	24d	1	0.12mi
2027 Clay St Mabank, TX	3.0	2.0	1298	$1,414	$1.09	8d	1	0.15mi
2029 Clay St Mabank, TX	3.0	2.0	1028	$1,414	$1.38	45d	1	0.16mi
2031 Clay St Mabank, TX	3.0	2.0	1298	$1,314	$1.01	0d	1	0.17mi
2033 Clay St Mabank, TX	3.0	2.0	1028	$1,414	$1.38	0d	1	0.19mi
2032 Clay St Mabank, TX	3.0	2.0	1197	$1,314	$1.10	7d	1	0.19mi
2730 William St Mabank, TX	4.0	2.0	1706	$1,649	$0.97	45d	1	0.20mi
2034 Clay St Mabank, TX	3.0	2.0	1298	$1,465	$1.13	0d	1	0.21mi
2712 William St Mabank, TX	3.0	2.0	1028	$1,440	$1.40	45d	1	0.22mi
2904 Emma Ln Mabank, TX	3.0	2.0	1298	$1,499	$1.15	45d	1	0.29mi
18409 County Road 4001 Mabank, TX	3.0–4.0	2.0	1750	$1,725	$0.99	0d	16	0.33mi

Listing history 30 events

1. 2026-06-21
   days on market $279,000 Active 47 DOM
2. 2026-06-19
   days on market $279,000 Active 45 DOM
3. 2026-06-18
   days on market $279,000 Active 44 DOM
4. 2026-06-17
   days on market $279,000 Active 43 DOM
5. 2026-06-16
   days on market $279,000 Active 42 DOM
6. 2026-06-15
   days on market $279,000 Active 41 DOM
7. 2026-06-14
   days on market $279,000 Active 39 DOM
8. 2026-06-12
   days on market $279,000 Active 38 DOM
9. 2026-06-09
   days on market $279,000 Active 35 DOM
10. 2026-06-08
    days on market $279,000 Active 34 DOM
11. 2026-06-07
    days on market $279,000 Active 33 DOM
12. 2026-06-05
    days on market $279,000 Active 30 DOM
13. 2026-06-03
    days on market $279,000 Active 29 DOM
14. 2026-06-02
    days on market $279,000 Active 28 DOM
15. 2026-06-01
    days on market $279,000 Active 27 DOM
16. 2026-05-31
    days on market $279,000 Active 26 DOM
17. 2026-05-30
    days on market $279,000 Active 25 DOM
18. 2026-05-05
    listed $279,000 Active 1215-char remark
19. 2026-02-16
    price $259,900
20. 2025-10-05
    price $264,900
21. 2025-09-05
    price $265,000
22. 2025-08-07
    price $265,500
23. 2025-07-27
    price $270,000
24. 2025-07-13
    price $275,000
25. 2025-07-01
    listed $280,000 Active
26. 2024-06-10
    historical
27. 2024-05-11
    price $290,000
28. 2024-04-05
    listed $299,900 Active
29. 2021-09-22
    soldstatus
30. 2021-04-29
    listed $249,000

ⓘ 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: $5,127 · $427/mo
• Projected year-2 tax: $5,127 · $427/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 69% 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: $19,740
• − Mortgage interest: −$15,628
• − Property taxes: −$5,127
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$8,116
• Taxable loss: −$13,685
• Est. tax savings @ 24.0%: +$3,285
• After-tax cash flow: $-5,201/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 (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

+12.0% since first listed

13 events — show timeline

• 2026-05-05 Listed $279,000 NTREIS
• 2026-02-16 Price Changed $259,900 NTREIS
• 2025-10-05 Price Changed $264,900 NTREIS
• 2025-09-05 Price Changed $265,000 NTREIS
• 2025-08-07 Price Changed $265,500 NTREIS
• 2025-07-27 Price Changed $270,000 NTREIS
• 2025-07-13 Price Changed $275,000 NTREIS
• 2025-07-01 Listed $280,000 NTREIS
• 2024-06-10 Listing Removed — NTREIS
• 2024-05-11 Price Changed $290,000 NTREIS
• 2024-04-05 Listed $299,900 NTREIS
• 2021-09-22 Sold (MLS) — HCBOR
• 2021-04-29 Listed $249,000 HCBOR

Property tax history

+75.8%/yr

Latest (2025): $5,127 · +0.9% YoY. Source: county tax records.