1550 N Main St · Mansfield, TX 76063

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 40 Days on market

Built 2016

---

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 +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

A beautiful 3 beds 2 baths mobile home, Silver leaf community in Mansfield tx

Key facts

• Built 2016
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.8% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.2%/yr); 739 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.53% ✓
• Cap rate: 22.84%
• Cash-on-cash: 59.10%
• DSCR: 3.63
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.12×
• Total profit: $50,380
• Equity at exit: $12,674

10-year hold

• IRR: 54.8%
• Equity multiple: 5.64×
• Total profit: $110,321
• Equity at exit: $7,349

Cash invested: $23,800 (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 76063

• Home prices YoY: -29.5%
• Rents YoY: -1.2%
• Active inventory: 739
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,106

Break-even live

Break-even rent $753

Max offer price $85,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,154	-5% $1,130	+0% $1,106	+5% $1,082	+10% $1,058
Rent	-10% $936	-5% $1,021	+0% $1,106	+5% $1,191	+10% $1,276
Rate	-1.0pp $1,149	-0.5pp $1,127	base $1,106	+0.5pp $1,084	+1.0pp $1,061

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 FM 157 Mansfield, TX	1.0–2.0	1.0–2.0	852	$2,283	$2.68	0d	20	0.31mi
1122 Hidden Creek Dr Mansfield, TX	3.0	2.0	1060	$1,995	$1.88	3d	1	0.33mi
1200 Hidden Creek Dr Mansfield, TX	3.0	2.0	1404	$1,850	$1.32	3d	1	0.35mi
311 Watson Branch Ln Mansfield, TX	1.0–3.0	1.0–2.0	1105	$2,840	$2.57	0d	35	0.36mi
1210 Hidden Oaks Dr Mansfield, TX	3.0	2.0	1426	$2,150	$1.51	25d	1	0.48mi
1701 Towne Crossing Blvd Mansfield, TX	1.0–2.0	1.0–2.0	832	$1,615	$1.94	0d	14	0.60mi
1301 Piedmont Dr Mansfield, TX	3.0	2.5	1298	$1,945	$1.50	44d	1	0.95mi
2304 Wood River Pkwy Mansfield, TX	3.0	2.5	1298	$1,895	$1.46	25d	1	0.98mi
2305 Wood River Pkwy Mansfield, TX	3.0	2.0	1268	$1,895	$1.49	25d	1	1.01mi
1814 Cozumel Dr Mansfield, TX	3.0	2.0	1404	$2,300	$1.64	44d	1	1.02mi
1404 Piedmont Dr Mansfield, TX	3.0	2.0	1225	$1,945	$1.59	25d	1	1.08mi
1426 Piedmont Dr Mansfield, TX	3.0	2.5	1298	$1,895	$1.46	25d	1	1.15mi
1002 Canary Ln Mansfield, TX	3.0	2.0	1373	$2,250	$1.64	8d	1	1.16mi
910 Blue Jay Dr Mansfield, TX	3.0	2.0	1409	$2,245	$1.59	0d	1	1.21mi
751 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1032	$2,609	$2.53	0d	19	1.22mi
715 N Main St Mansfield, TX	1.0–3.0	1.0–2.0	1022	$2,406	$2.35	0d	13	1.30mi
1712 Martinique Dr Mansfield, TX	3.0	2.0	1452	$2,125	$1.46	6d	1	1.36mi
1712 Martinique Dr Mansfield, TX	3.0	2.0	1452	$2,125	$1.46	17d	1	1.36mi

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 40 DOM
2. 2026-06-18
   days on market $85,000 Active 37 DOM
3. 2026-06-17
   days on market $85,000 Active 36 DOM
4. 2026-06-16
   days on market $85,000 Active 35 DOM
5. 2026-06-15
   days on market $85,000 Active 34 DOM
6. 2026-06-13
   days on market $85,000 Active 32 DOM
7. 2026-06-13
   days on market $85,000 Active 31 DOM
8. 2026-06-09
   days on market $85,000 Active 28 DOM
9. 2026-06-08
   days on market $85,000 Active 27 DOM
10. 2026-06-07
    days on market $85,000 Active 26 DOM
11. 2026-06-04
    days on market $85,000 Active 23 DOM
12. 2026-06-03
    days on market $85,000 Active 22 DOM
13. 2026-06-02
    days on market $85,000 Active 21 DOM
14. 2026-06-01
    days on market $85,000 Active 20 DOM
15. 2026-05-31
    days on market $85,000 Active 19 DOM
16. 2026-05-12
    listed $85,000 Active 77-char remark

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$986/yr (+$82/mo · 173.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,836
• − Mortgage interest: −$4,761
• − Property taxes: −$570
• − Insurance: −$1,222
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$2,473
• Taxable income: $12,676
• Est. tax owed @ 24.0%: −$3,042
• After-tax cash flow: $10,227/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: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Tarrant County · 2,033,669 people
• City population: 82,625
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 82,625
• Household income: $118,946
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 2081.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.63%
• Current HPI: 259.1952
• Rent YoY: ▼ -1.18%
• 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

1 event — show timeline

• 2026-05-12 Listed $85,000 FSBO.com

Property tax history

-4.3%/yr

Latest (2025): $570 · -1.1% YoY. Source: county tax records.