214 E Dobkins · Dublin, TX 76446

$125,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 45 Days on market

Built 1995 0.37 ac lot Est $184k · 32% 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).

• Cash flow +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a clean and cozy 1,216 sq ft single-wide mobile home on a fenced .370-acre lot. Featuring vinyl plank flooring, central air and heat, and a new metal roof, it’s move-in ready. Well maintained with new front and back doors and new skirting. Enjoy an open living space with an eat-in kitchen, sufficient for having company. The primary bathroom offers a dual vanity, tub, and separate shower. Outside, you’ll find a covered front porch, large pecan trees, extra storage off porch, large workshop with electricity, and a backyard greenhouse with water collection potential. Driveway goes the entire length of lot from Dobkins to O'Neal St. Conveniently located with quick access to the grocery store, Blackjack's Coffee, and Hwy 377 to Stephenville.

Key facts

• Decorative lighting
• Mature pecan trees
• Fenced yard

Tags

• CENTRAL HEAT AND AIR
• DECORATIVE LIGHTING
• NEW FLOORING
• SPACIOUS PORCH
• FENCED YARD
• MATURE PECAN TREES

Property features AI

Finance

• Financial info: Accepts cash and conventional financing; Eligible for 1031 exchange
• HOA & community: No association

Exterior

• Parking: Covered parking (4 spaces); Carport (detached carport, 4 carport spaces); Drive-through access; Off-street parking and additional parking
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; All-weather road access; Easements for utilities
• Home design: Mobile home (attached); One story; Accessible approach with ramp
• Construction: Metal roof; Aluminum siding; Pillar/post/pier foundation; Built in 1995
• Exterior features: Covered patio/porch; Gardens; Chain link fencing in back yard; Outbuilding(s): shed(s), storage, workshop with electric; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Built-in cabinets
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Eat-in kitchen; Built-in features; Double vanity; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room / separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $118k (5.9% below list).
• Recommended offer: $118k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.3% in Dublin — 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 74/100 on livability (#192 in TX, #4,899 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Dublin ISD (rural): math 56% / reading 52% proficiency, ranked #131 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dublin El (math 72% / reading 67%, grade A-, #146 of 4,322 statewide, top 4%, 420 students, 77% FRL).
• Zoned-school proficiency averages 70% at this address vs 54% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Dublin ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 148 active listings in the ZIP; 110 units permitted in Erath County in 2024 (61 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Erath County population projected at +55% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,671 (5.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $183,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 S Park St	0.25mi	3/1.0	1,160 (-5%)	13mo	$175,000	$151	66
516 N Grafton	0.70mi	3/2.0	1,210 (-0%)	2mo	$279,000	$231	65
115 N Davies St	0.39mi	2/1.0 (-1)	1,162 (-4%)	10mo	$169,000	$145	57
218 E Church	0.33mi	2/1.0 (-1)	1,212 (-0%)	23mo	$40,000	$33	56
423 Mesquite St	0.65mi	3/1.0	1,188 (-2%)	15mo	$182,000	$153	50
230 W Live Oak St	0.37mi	3/2.0	1,390 (+14%)	15mo	$109,000	$78	46
366 W Blackjack St	0.40mi	2/1.5 (-1)	1,365 (+12%)	11mo	$249,999	$183	45
412 Comanche St	0.30mi	2/1.0 (-1)	1,127 (-7%)	24mo	$125,000	$111	45
245 Hurt NONE	0.50mi	3/2.0	1,328 (+9%)	20mo	$264,900	$199	45
301 N Norton St	0.64mi	2/1.0 (-1)	1,288 (+6%)	9mo	$189,500	$147	44
551 N Grafton St	0.71mi	3/3.0	1,304 (+7%)	9mo	$229,000	$176	43
274 Hawk St	0.66mi	2/1.0 (-1)	1,120 (-8%)	10mo	$168,000	$150	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-14,482
• Equity at exit: $18,638

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,170
• Equity at exit: $10,808

Cash invested: $35,000 (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 76446

• Home prices YoY: -22.9%
• Active inventory: 148
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $91

Break-even live

Break-even rent $1,062

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $125,000 Active 45 DOM
2. 2026-06-18
   days on market $125,000 Active 44 DOM
3. 2026-06-17
   days on market $125,000 Active 43 DOM
4. 2026-06-16
   days on market $125,000 Active 42 DOM
5. 2026-06-15
   days on market $125,000 Active 41 DOM
6. 2026-06-14
   days on market $125,000 Active 39 DOM
7. 2026-06-12
   days on market $125,000 Active 38 DOM
8. 2026-06-09
   days on market $125,000 Active 35 DOM
9. 2026-06-08
   days on market $125,000 Active 34 DOM
10. 2026-06-07
    days on market $125,000 Active 33 DOM
11. 2026-06-05
    days on market $125,000 Active 30 DOM
12. 2026-06-03
    days on market $125,000 Active 29 DOM
13. 2026-06-02
    days on market $125,000 Active 28 DOM
14. 2026-06-01
    days on market $125,000 Active 27 DOM
15. 2026-05-31
    days on market $125,000 Active 26 DOM
16. 2026-05-30
    days on market $125,000 Active 25 DOM
17. 2026-05-05
    listed $125,000 Active 1115-char remark
18. 2024-10-15
    soldstatus
19. 2024-10-11
    soldstatus Closed 766-char remark

    Show marketing remark (766 chars)

    This is a clean and cozy 1,216 sq ft single-wide mobile home on a fenced .370-acre lot. Featuring vinyl plank flooring, central air and heat, and a new metal roof, it’s move-in ready. Well maintained with new front and back doors and new skirting. Enjoy an open living space with an eat-in kitchen, sufficient for having company. The primary bathroom offers a dual vanity, tub, and separate shower. Outside, you’ll find a covered front porch, large pecan trees, extra storage off porch, large workshop with electricity, and a backyard greenhouse with water collection potential. Driveway goes the entire length of lot from Dobkins to O'Neal St. Conveniently located with quick access to the grocery store, Blackjack's Coffee, and Hwy 377 to Stephenville.

20. 2024-09-19
    status Pending 766-char remark

    Show marketing remark (766 chars)

    This is a clean and cozy 1,216 sq ft single-wide mobile home on a fenced .370-acre lot. Featuring vinyl plank flooring, central air and heat, and a new metal roof, it’s move-in ready. Well maintained with new front and back doors and new skirting. Enjoy an open living space with an eat-in kitchen, sufficient for having company. The primary bathroom offers a dual vanity, tub, and separate shower. Outside, you’ll find a covered front porch, large pecan trees, extra storage off porch, large workshop with electricity, and a backyard greenhouse with water collection potential. Driveway goes the entire length of lot from Dobkins to O'Neal St. Conveniently located with quick access to the grocery store, Blackjack's Coffee, and Hwy 377 to Stephenville.

21. 2024-09-10
    historical Active Option Contract 766-char remark

    Show marketing remark (766 chars)

    This is a clean and cozy 1,216 sq ft single-wide mobile home on a fenced .370-acre lot. Featuring vinyl plank flooring, central air and heat, and a new metal roof, it’s move-in ready. Well maintained with new front and back doors and new skirting. Enjoy an open living space with an eat-in kitchen, sufficient for having company. The primary bathroom offers a dual vanity, tub, and separate shower. Outside, you’ll find a covered front porch, large pecan trees, extra storage off porch, large workshop with electricity, and a backyard greenhouse with water collection potential. Driveway goes the entire length of lot from Dobkins to O'Neal St. Conveniently located with quick access to the grocery store, Blackjack's Coffee, and Hwy 377 to Stephenville.

22. 2024-09-07
    listed $92,000 Active 766-char remark

    Show marketing remark (766 chars)

    This is a clean and cozy 1,216 sq ft single-wide mobile home on a fenced .370-acre lot. Featuring vinyl plank flooring, central air and heat, and a new metal roof, it’s move-in ready. Well maintained with new front and back doors and new skirting. Enjoy an open living space with an eat-in kitchen, sufficient for having company. The primary bathroom offers a dual vanity, tub, and separate shower. Outside, you’ll find a covered front porch, large pecan trees, extra storage off porch, large workshop with electricity, and a backyard greenhouse with water collection potential. Driveway goes the entire length of lot from Dobkins to O'Neal St. Conveniently located with quick access to the grocery store, Blackjack's Coffee, and Hwy 377 to Stephenville.

23. 2021-11-12
    soldstatus
24. 2021-01-23
    historical
25. 2020-12-01
    price $77,000
26. 2020-07-22
    listed $82,000 Active

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$711/yr (+$59/mo · 45.1%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,121
• − Mortgage interest: −$7,002
• − Property taxes: −$1,577
• − Insurance: −$625
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,636
• Taxable loss: −$979
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,322/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: Dublin ISD
• NCES district ID: 4817580
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $42,446
• Composite: 45.4/100
• National rank: #2628
• State rank: #131 of 826 in TX

Livability — Dublin

• Score: 74/100
• State rank: #192
• US rank: #4899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dublin, TX
• Population (ZIP): 8,144

Population outlook (Erath County) Hauer SSP2

• Today (2025): 50,437 people
• By 2030: 55,510 · +10.1%
• By 2040: 66,379 · +31.6%
• By 2050: 77,981 · +54.6%
• By 2075: 109,727 · +117.6%
• By 2100: 132,574 · +162.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 44% Two or more races 17% Pacific Islander 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 2%
• Foreign-born: 20% · Canada
• Languages at home: 62% English-only · Spanish 35% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Erath

• 2024 margin: Solid R (+68.0) · D 15.7% · R 83.7%
• 2008→2024 swing: -13.5pp toward R · 2008: -54.5pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+63.9 2016: R+65.5 2012: R+67.1 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.31%
• Current HPI: 240.5032
• 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

+52.4% since first listed

10 events — show timeline

• 2026-05-05 Listed $125,000 NTREIS
• 2024-10-15 Sold (Public Records) — Public Records
• 2024-10-11 Sold (MLS) — NTREIS
• 2024-09-19 Pending — NTREIS
• 2024-09-10 Contingent — NTREIS
• 2024-09-07 Listed $92,000 NTREIS
• 2021-11-12 Sold (Public Records) — Public Records
• 2021-01-23 Listing Removed — NTREIS
• 2020-12-01 Price Changed $77,000 NTREIS
• 2020-07-22 Listed $82,000 NTREIS

Property tax history

+21.7%/yr

Latest (2025): $1,577 · +2.9% YoY. Source: county tax records.