1207 Ivanhoe Estates Dr · Ivanhoe, TX 75979

$145,000

3 bd · 2.0 ba · 1,312 sqft · Manufactured · 63 Days on market

Built 2002 1.13 ac lot $111/sqft · at area comps Est $142k · at est. $1/mo HOA

---

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).

• Cash flow +22.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +6.5/15.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully remodeled 3-bedroom, 2-bath home situated on approximately 1.14 acres, offering privacy, comfort, and a peaceful setting. This home has been thoughtfully updated throughout, featuring all new appliances, updated flooring, and a refreshed primary bathroom complete with a tub/shower combo, new toilets, and modern finishes. Additional upgrades include a new front door, new HVAC system, insulated windows, and a new water heater. The home also includes a washer and dryer! The underbelly insulation has been restored along with a moisture barrier for added efficiency and durability. Outside, the property offers even more to love with gutters and a covered RV parking area with 30 amp hookup, and a 1–2 car carport. A private water well with pump means no monthly water bill. The setting provides quiet, private surroundings while still offering access to golf cart-friendly roads and nearby lakes within walking distance, perfect for fishing, kayaking, and skiing.

Key facts

• 1.13 acre lot
• 2 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $140k (3.5% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Warren ISD (rural): math 37% / reading 45% proficiency, ranked #378 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 63 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $141,848
• List price: $145,000
• Delta: 2.22%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $94,190
• Equity at exit: $130,627

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $265,231
• Equity at exit: $281,703

Cash invested: $40,600 (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 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$60
• HOA: −$1
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $240

Break-even live

Break-even rent $1,095

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: water

Listing history 9 events

1. 2026-03-20
   listed $145,000 Active 999-char remark

   Show marketing remark (999 chars)

   Welcome to this beautifully remodeled 3-bedroom, 2-bath home situated on approximately 1.14 acres, offering privacy, comfort, and a peaceful setting. This home has been thoughtfully updated throughout, featuring all new appliances, updated flooring, and a refreshed primary bathroom complete with a tub/shower combo, new toilets, and modern finishes. Additional upgrades include a new front door, new HVAC system, insulated windows, and a new water heater. The home also includes a washer and dryer! The underbelly insulation has been restored along with a moisture barrier for added efficiency and durability. Outside, the property offers even more to love with gutters and a covered RV parking area with 30 amp hookup, and a 1–2 car carport. A private water well with pump means no monthly water bill. The setting provides quiet, private surroundings while still offering access to golf cart-friendly roads and nearby lakes within walking distance, perfect for fishing, kayaking, and skiing.

2. 2025-09-08
   soldstatus Closed 508-char remark

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

3. 2025-09-08
   soldstatus

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

4. 2025-08-31
   price $39,900 508-char remark

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

5. 2025-06-21
   price $49,900 508-char remark

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

6. 2025-05-18
   price $59,900 508-char remark

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

7. 2025-04-25
   listed $69,900 Active 508-char remark

   Show marketing remark (508 chars)

   CAN'T BEAT THE PRICE OR TERMS on a nice size 3 bedroom 2 bath 2002 built mobile home on 1 acre + of land in a beautiful Ivanhoe Estates...WALK TO THE LAKE CHARMAINE...This home has so much potential and unbeatable location in the neighborhood...The home is solid but needs cosmetic upgrades...Perfect for those who like to buy a primary residence or second home close to a beautiful lake...Possibly THE BEST DEAL EVER in Ivanhoe... Unbeatable price for this quality of neighborhood...SOLD CASH OR WITH TERMS!

8. 2025-04-18
   soldstatus
9. 2002-09-30
   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: $520 · $43/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$2,133/yr (+$178/mo · 410.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,787
• − Mortgage interest: −$8,122
• − Property taxes: −$520
• − Insurance: −$725
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$12
• − Depreciation: −$4,218
• Taxable income: $503
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,759/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: Warren ISD
• NCES district ID: 4844580
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $46,575
• Composite: 34.97/100
• National rank: #5059
• State rank: #378 of 826 in TX

Livability — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 11,273 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

+107.4% since first listed

9 events — show timeline

• 2026-03-20 Listed $145,000 HARMLS
• 2025-09-08 Sold (Public Records) — Public Records
• 2025-09-08 Sold (MLS) — HARMLS
• 2025-08-31 Price Changed $39,900 HARMLS
• 2025-06-21 Price Changed $49,900 HARMLS
• 2025-05-18 Price Changed $59,900 HARMLS
• 2025-04-25 Listed $69,900 HARMLS
• 2025-04-18 Sold (Public Records) — Public Records
• 2002-09-30 Sold (Public Records) — Public Records

Property tax history

+20.0%/yr

Latest (2025): $520 · -0.8% YoY. Source: county tax records.