1449 Caroline Ln · Shadybrook, TX 75757

$98,500

4 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 2 Days on market

Built 2010 0.36 ac lot $16/mo HOA · 1% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Come take a look at this 4 bedroom 2 bathroom mobile home in the Lake Side Shadybrook Subdivision. Set on 2 lots this home offers a large yard for your outdoor dream space. Inside is an open concept living, dining, kitchen area. On one side of the home is the large primary bedroom with walk in closet and en-suite that leads straight to the laundry area, offering easy accessibility. On the other side of the home you will find the remaining 3 bedrooms and bathroom great for kids to share. Looking for the perfect person to give the TLC needed to this home and truly make it your own!

Key facts

• Large yard
• En-suite
• Walk in closet

Tags

• LARGE YARD
• WALK IN CLOSET
• EN-SUITE
• EASY ACCESSIBILITY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $194.05 (about $16.17/month)

Exterior

• Security: Smoke detector(s)
• Home design: Single-story mobile/manufactured home; Residential property in Shadybrook- Lake Side subdivision
• Construction: Composition roof
• Exterior features: Screened patio/porch; Wood fencing; Storage structure; Located on Lake Palestine

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Window unit(s); No central heating
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 14.1% vs local median 4.0% in Shadybrook — 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 60/100 on livability (#1,042 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Bullard ISD (rural): math 65% / reading 60% proficiency, ranked #48 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bullard El (math 61% / reading 61%, grade B, #368 of 4,322 statewide, top 9%, 434 students, 36% FRL); Bullard Int (math 66% / reading 50%, grade B, #197 of 1,662 statewide, top 12%, 435 students, 26% FRL); Bullard H S (math 57% / reading 68%, grade B-, #234 of 1,632 statewide, top 14%, 848 students, 25% FRL).
• Market conditions: 581 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $24,805
• Equity at exit: $14,687

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $74,133
• Equity at exit: $8,516

Cash invested: $27,580 (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 75757

• Home prices YoY: -23.6%
• Active inventory: 581
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$41
• HOA: −$16
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $640

Break-even live

Break-even rent $840

Max offer price $98,500

Occupancy floor 56%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Pecan Dr Bullard, TX	3.0	2.0	1366	$1,650	$1.21	43d	1	1.20mi
394 Red Bud Cir Bullard, TX	3.0	2.0	1350	$1,650	$1.22	43d	1	1.37mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 3 events

1. 2026-06-19
   days on market $98,500 Active 2 DOM
2. 2026-06-17
   remarks 609-char remark
3. 2026-06-17
   listed $98,500 Active 1 DOM

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$722/yr (+$60/mo · 66.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $19,800
• − Mortgage interest: −$5,518
• − Property taxes: −$1,081
• − Insurance: −$492
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$192
• − Depreciation: −$2,865
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $6,122/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: Bullard ISD
• NCES district ID: 4812060
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $55,026
• Composite: 53.66/100
• National rank: #1433
• State rank: #48 of 826 in TX

Livability — Shadybrook

• Score: 60/100
• State rank: #1042
• US rank: #18541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shadybrook, TX
• Population (ZIP): 13,977

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 5% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.57%
• Current HPI: 189.5215
• 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

1 event — show timeline

• 2026-06-17 Listed $98,500 GTAR

Property tax history

-3.3%/yr

Latest (2025): $1,081 · -16.6% YoY. Source: county tax records.