314 W James St · Mabank, TX 75147

$289,000

3 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 43 Days on market

Built 2021 9,583 sqft lot Est $209k · 38% over ↓ 2% since listing

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Why this score? — see what drove the F 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
• 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 +0.4/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

New construction with beautiful curb appeal available now in the heart of Mabank. Modern farmhouse with amazing attention to detail. Large island in kitchen with wood cabinets and stainless steel appliances (refrigerator is included). All bedrooms have built in custom closets. Built in fireplace with changing ambiance, ceiling fans, decorative tile, and large sliding doors to outside set this home apart. Full utility, 2 car front entry garage is sheet rocked and finished out including epoxy floor. Every detail has been thought of in this home. Closely located to schools, grocery, post office, etc.

Key facts

• Rich wood cabinetry
• Spacious kitchen
• Curb appeal

Tags

• CURB APPEAL
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• RICH WOOD CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 garage spaces; 2 covered parking spaces; 2 carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Attached property; One story; Built in 2021
• Construction: Composition roof; Slab foundation
• Exterior features: Less than 0.5-acre lot; Subdivision: Mabank; Directions: From 175 take 198S towards Gun Barrel. Go past Brookshires Grocery, take first right on James Street.

Interior

• Kitchen: Dishwasher; Kitchen island
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Open floor plan; Kitchen island; Vaulted ceilings; One living area; One dining area; Room count listed as 2
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-735 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (44.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (45.8% below list).
• Recommended offer: $157k (45.8% below list) — sets the bar for 1% rule.

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: Lakeview El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 431 students, 74% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 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, 56% 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 $156,606 (45.8% 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 43 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.90%
• DSCR: 0.51
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $209,270
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Andrew Dr	0.24mi	4/2.5 (+1)	1,352 (+10%)	13mo	$229,900	$170	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: 17.8%
• Equity multiple: 2.47×
• Total profit: $118,859
• Equity at exit: $260,354

10-year hold

• IRR: 17.6%
• Equity multiple: 6.03×
• Total profit: $407,361
• Equity at exit: $561,463

Cash invested: $80,920 (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 75147

• Home prices YoY: 4.6%
• Rents YoY: 8.1%
• Active inventory: 215
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$336 /mo · $4,037/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-735

Break-even live

Break-even rent $2,497

Max offer price $159,131

Occupancy floor —

Sensitivity live

Price	-10% $-572	-5% $-653	+0% $-735	+5% $-817	+10% $-899
Rent	-10% $-859	-5% $-797	+0% $-735	+5% $-673	+10% $-611
Rate	-1.0pp $-590	-0.5pp $-662	base $-735	+0.5pp $-810	+1.0pp $-886

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pharm Hls Unit 1303 Mabank, TX	2.0	2.0	1041	$1,064	$1.02	45d	1	0.12mi
112 Spring Crest St Mabank, TX	3.0–4.0	2.0	1750	$1,749	$1.00	0d	1	0.35mi
813 S Sutton St Mabank, TX	3.0	2.0	1197	$1,399	$1.17	45d	1	0.81mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	45d	1	0.85mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	45d	1	0.92mi
204 Paschall Blvd Unit C4 Mabank, TX	2.0	2.0	995	$980	$0.98	45d	1	0.98mi
204 Paschall Blvd Apt D2 Mabank, TX	2.0	2.0	995	$949	$0.95	45d	1	0.98mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-04-23
   price $289,000
4. 2026-03-22
   listed $299,000 Active
5. 2022-01-07
   soldstatus Sold 604-char remark

   Show marketing remark (604 chars)

   New construction with beautiful curb appeal available now in the heart of Mabank. Modern farmhouse with amazing attention to detail. Large island in kitchen with wood cabinets and stainless steel appliances (refrigerator is included). All bedrooms have built in custom closets. Built in fireplace with changing ambiance, ceiling fans, decorative tile, and large sliding doors to outside set this home apart. Full utility, 2 car front entry garage is sheet rocked and finished out including epoxy floor. Every detail has been thought of in this home. Closely located to schools, grocery, post office, etc.

6. 2021-11-30
   status Pending 604-char remark

   Show marketing remark (604 chars)

   New construction with beautiful curb appeal available now in the heart of Mabank. Modern farmhouse with amazing attention to detail. Large island in kitchen with wood cabinets and stainless steel appliances (refrigerator is included). All bedrooms have built in custom closets. Built in fireplace with changing ambiance, ceiling fans, decorative tile, and large sliding doors to outside set this home apart. Full utility, 2 car front entry garage is sheet rocked and finished out including epoxy floor. Every detail has been thought of in this home. Closely located to schools, grocery, post office, etc.

7. 2021-11-06
   listed $295,000 Active 604-char remark

   Show marketing remark (604 chars)

   New construction with beautiful curb appeal available now in the heart of Mabank. Modern farmhouse with amazing attention to detail. Large island in kitchen with wood cabinets and stainless steel appliances (refrigerator is included). All bedrooms have built in custom closets. Built in fireplace with changing ambiance, ceiling fans, decorative tile, and large sliding doors to outside set this home apart. Full utility, 2 car front entry garage is sheet rocked and finished out including epoxy floor. Every detail has been thought of in this home. Closely located to schools, grocery, post office, etc.

ⓘ 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: $4,037 · $336/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$1,252/yr (+$104/mo · 31.0%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,793
• − Mortgage interest: −$16,188
• − Property taxes: −$4,037
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$8,407
• Taxable loss: −$14,291
• Est. tax savings @ 24.0%: +$3,430
• After-tax cash flow: $-5,392/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 (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

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 · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

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

-2.0% since first listed

7 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-23 Price Changed $289,000 NTREIS
• 2026-03-22 Listed $299,000 NTREIS
• 2022-01-07 Sold (MLS) — NTREIS
• 2021-11-30 Pending — NTREIS
• 2021-11-06 Listed $295,000 NTREIS

Property tax history

-3.9%/yr

Latest (2025): $4,037 · +0.5% YoY. Source: county tax records.