13202 County Road 4173 · Lindale, TX 75704

$115,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 12 Days on market

Built 1999 Good condition 0.44 ac lot $95/sqft · 8% below area Est $125k · 8% under ↓ 21% since listing

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Why this score? — see what drove the B+ 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 +29.8/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained mobile home situated on just under 0.5 acres in the desirable Lindale ISD. This property offers a functional layout and a peaceful setting with ample outdoor space. Features include a two-car detached garage, providing excellent storage or workshop potential, and a large covered porch ideal for outdoor relaxation. The lot offers room for gardening, recreation, or future improvements. This home is well-suited for first-time buyers or anyone seeking an affordable property within a highly regarded school district. Convenient location with a quiet, comfortable atmosphere.

Key facts

• Large covered porch
• Outdoor space
• Detached garage

Tags

• DETACHED GARAGE
• LARGE COVERED PORCH
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.7% vs local median 3.3% in Lindale — 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 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 191 active listings in the ZIP; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $124,931
• List price: $115,000
• Delta: -7.95%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $8,179
• Equity at exit: $17,147

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $41,714
• Equity at exit: $9,943

Cash invested: $32,200 (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 75704

• Home prices YoY: -17.6%
• Active inventory: 191
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $421

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 68%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-03
   status Pending 590-char remark

   Show marketing remark (590 chars)

   Well-maintained mobile home situated on just under 0.5 acres in the desirable Lindale ISD. This property offers a functional layout and a peaceful setting with ample outdoor space. Features include a two-car detached garage, providing excellent storage or workshop potential, and a large covered porch ideal for outdoor relaxation. The lot offers room for gardening, recreation, or future improvements. This home is well-suited for first-time buyers or anyone seeking an affordable property within a highly regarded school district. Convenient location with a quiet, comfortable atmosphere.

2. 2026-04-30
   price $115,000 590-char remark

   Show marketing remark (590 chars)

   Well-maintained mobile home situated on just under 0.5 acres in the desirable Lindale ISD. This property offers a functional layout and a peaceful setting with ample outdoor space. Features include a two-car detached garage, providing excellent storage or workshop potential, and a large covered porch ideal for outdoor relaxation. The lot offers room for gardening, recreation, or future improvements. This home is well-suited for first-time buyers or anyone seeking an affordable property within a highly regarded school district. Convenient location with a quiet, comfortable atmosphere.

3. 2026-04-20
   listed $145,000 Active 590-char remark

   Show marketing remark (590 chars)

   Well-maintained mobile home situated on just under 0.5 acres in the desirable Lindale ISD. This property offers a functional layout and a peaceful setting with ample outdoor space. Features include a two-car detached garage, providing excellent storage or workshop potential, and a large covered porch ideal for outdoor relaxation. The lot offers room for gardening, recreation, or future improvements. This home is well-suited for first-time buyers or anyone seeking an affordable property within a highly regarded school district. Convenient location with a quiet, comfortable atmosphere.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $18,462
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,345
• Taxable income: $3,420
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,227/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 · 11 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Lindale ISD is in good condition with a good ROI potential for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,238
• Population (ZIP): 9,280

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 26% Hispanic / Latino 17% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 1% Portuguese 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Spanish 15% Arabic 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.96%
• Current HPI: 219.5206
• Rent YoY: —
• Metro: —
• 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

-20.7% since first listed

3 events — show timeline

• 2026-05-03 Pending — GTAR
• 2026-04-30 Price Changed $115,000 GTAR
• 2026-04-20 Listed $145,000 GTAR

Property tax history

-5.3%/yr

Latest (2024): $122 · +10.7% YoY. Source: county tax records.