825 Mallard Dr · Beaver Creek, TX 77836

$89,900

3 bd · 2.0 ba · 216 sqft · Manufactured public records · 58 Days on market

Built 1994 1.00 ac lot $10/mo HOA · 1% of rent ↓ 25% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a generous 1-acre wooded lot, this home offers endless possibilities. Featuring 3 bedrooms, 2 baths, a spacious living room with a ceiling fan and ample natural light, a master bath with double sinks, a shower, and a tub. The kitchen features an island, ample cabinet space, and a cozy breakfast area. Step outside and unwind on the porch, surrounded by the tranquility of your own private oasis. With a little love and attention, this could be the perfect place to call home. Sold "AS "IS".

Key facts

• 1 acre wooded lot
• Cozy breakfast area
• Private oasis

Tags

• 1 ACRE WOODED LOT
• SPACIOUS LIVING ROOM
• MASTER BATH WITH DOUBLE SINKS
• KITCHEN FEATURES AN ISLAND
• COZY BREAKFAST AREA
• PRIVATE OASIS

Property features AI

Finance

• HOA & community: Member of Beaver Creed Land Owners association; Annual association fee of $123

Exterior

• Parking: Detached carport; Additional parking; 2-space carport
• Utilities: Septic tank
• Home design: Residential property facing west; One-story (built in 1994)
• Construction: Aluminum siding; Metal roof; Built in 1994
• Exterior features: Covered patio; Porch; Patio; Deck; Private yard; Cleared and wooded lot; Subdivision setting; Has additional parcels

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on first floor (approx. 10 x 12); Two additional bedrooms on first floor (each approx. 10 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: Window treatments; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• Market conditions: 315 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.14%
• DSCR: 2.03
• GRM: 5.7

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $16,336
• Equity at exit: $13,404

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $53,971
• Equity at exit: $7,773

Cash invested: $25,172 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$37
• HOA: −$10
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $485

Break-even live

Break-even rent $710

Max offer price $89,900

Occupancy floor 58%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 8 events

1. 2026-04-25
   status Pending
2. 2026-04-25
   historical
3. 2026-04-07
   price $89,900
4. 2026-03-28
   price $94,900
5. 2026-03-15
   price $104,900
6. 2026-02-26
   listed $119,900 Active
7. 2026-02-26
   soldstatus
8. 1988-05-04
   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: $504 · $42/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$1,141/yr (+$95/mo · 226.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $15,895
• − Mortgage interest: −$5,036
• − Property taxes: −$504
• − Insurance: −$450
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − HOA: −$120
• − Depreciation: −$2,615
• Taxable income: $4,627
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,715/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Beaver Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beaver Creek, TX
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

-25.0% since first listed

8 events — show timeline

• 2026-04-25 Pending — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-07 Price Changed $89,900 HARMLS
• 2026-03-28 Price Changed $94,900 HARMLS
• 2026-03-15 Price Changed $104,900 HARMLS
• 2026-02-26 Sold (Public Records) — Public Records
• 2026-02-26 Listed $119,900 HARMLS
• 1988-05-04 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $504 · +7.9% YoY. Source: county tax records.