7137 Cayuga Dr · Mabank, TX 75156

$74,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 59 Days on market

Built 2025 Good condition 9,975 sqft lot $75/sqft · 53% below area $8/mo HOA · 1% of rent ↓ 43% since listing

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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 +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Steel-structured 3 bedroom, 2 bathroom container home project in Cherokee Shores near Cedar Creek Lake. Built in 2025, the approximately 1,000 sqft design features three reinforced shipping containers welded into a unified structure and anchored on a poured concrete perimeter beam foundation. Major progress is already in place, including steel wall and ceiling framing, spray foam insulation, a covered front porch, and some roughed-in electrical and plumbing. Situated on two lots totaling approximately 0.23 acres, the property also offers added flexibility with a second lot included. Temporary construction power pole is installed, with city water and sewer available for connection, and survey of lots available. Cherokee Shores POA offers a private boat ramp, park, and community pool. Ideal for an investor, builder, or hands-on buyer looking to finish out a durable lake-area project with meaningful structural work already underway.

Key facts

• Covered front porch
• Two lots
• Tree-lined setting

Tags

• STEEL WALL AND CEILING FRAMING
• SPRAY FOAM INSULATION
• COVERED FRONT PORCH
• TREE-LINED SETTING
• TWO LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.8% in Mabank — 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 69/100 on livability (#446 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Eustace ISD (rural): math 32% / reading 45% proficiency, ranked #455 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eustace Pri (497 students, 74% FRL); Eustace Middle (math 34% / reading 44%, grade F, #690 of 1,662 statewide, top 42%, 382 students, 63% FRL); Eustace H S (math 22% / reading 57%, grade F, #821 of 1,632 statewide, top 53%, 473 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents falling (-5.8%/yr); 1113 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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: 1.91% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.73%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $158,381
• List price: $74,900
• Delta: -52.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7129 Kayak Dr	0.29mi	2/1.0 (-1)	1,028 (+3%)	2mo	$155,000	$151	72
208 N Cherokee Shores Dr	0.17mi	3/2.0	1,178 (+18%)	8mo	$74,415	$63	61
106 Navajo Dr	1.12mi	3/2.0	1,015 (+2%)	3mo	$190,000	$187	60
348 N Cherokee Shores Dr	0.65mi	3/2.0	1,084 (+8%)	10mo	$160,000	$148	48
358 N Cherokee Shores Dr	0.69mi	3/2.0	1,084 (+8%)	10mo	$165,000	$152	46
7510 Double Bridge Rd	0.77mi	3/1.5	904 (-10%)	2mo	$150,000	$166	46
178 Indian Gap Dr	0.56mi	2/1.0 (-1)	912 (-9%)	5mo	$275,000	$302	46
226 Huntoon Trl	0.78mi	3/1.0	1,030 (+3%)	14mo	$104,000	$101	45
6126 Inca Dr	1.01mi	3/2.0	1,200 (+20%)	1mo	$189,999	$158	39
7972 Double Bridge Rd	0.31mi	2/1.0 (-1)	1,161 (+16%)	17mo	$77,000	$66	37
240 Geronimo Trl	0.91mi	3/2.0	1,200 (+20%)	11mo	$188,000	$157	31
123 Little River Bnd	0.68mi	2/2.0 (-1)	1,168 (+17%)	13mo	$175,000	$150	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.07×
• Total profit: $22,345
• Equity at exit: $11,168

10-year hold

• IRR: 32.5%
• Equity multiple: 3.53×
• Total profit: $53,106
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 3 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $179,900 ($169/sqft)
• Median days on market: 87 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75156

• Rents YoY: -5.8%
• Active inventory: 1113
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$8
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $607

Break-even live

Break-even rent $665

Max offer price $74,900

Occupancy floor 53%

Sensitivity live

Price	-10% $659	-5% $633	+0% $607	+5% $581	+10% $555
Rent	-10% $494	-5% $550	+0% $607	+5% $664	+10% $720
Rate	-1.0pp $645	-0.5pp $626	base $607	+0.5pp $588	+1.0pp $568

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pueblo St Mabank, TX	3.0	1.0	1300	$995	$0.77	2d	1	0.26mi
110 Bowie St Mabank, TX	3.0	2.0	1200	$1,550	$1.29	184d	1	0.59mi
110 Bowie St Mabank, TX	3.0	2.0	1200	$1,495	$1.25	0d	1	0.59mi
7659 Double Bridge Rd Mabank, TX	2.0	1.5	1024	$1,300	$1.27	22d	1	0.62mi
214 Cedar Trail Dr Mabank, TX	3.0	1.0	1300	$893	$0.69	10d	1	0.62mi
143 Kanawka Rd Mabank, TX	3.0	2.0	1216	$1,300	$1.07	0d	1	0.73mi
143 Kanawka Rd Mabank, TX	3.0	2.0	1216	$1,300	$1.07	12d	1	0.73mi
119 Chisholm Trl Mabank, TX	3.0	2.0	1200	$1,495	$1.25	26d	1	0.75mi
191 Geronimo Trl Mabank, TX	3.0	2.0	1200	$1,550	$1.29	20d	1	0.91mi
6137 Choctaw Dr Mabank, TX	3.0	2.0	1090	$1,249	$1.15	0d	1	1.05mi
223 Sunray St Mabank, TX	3.0	2.0	1230	$1,500	$1.22	51d	1	1.21mi
128 Pierce Dr Mabank, TX	3.0	2.0	1196	$1,395	$1.17	0d	1	1.30mi
120 Trails End St Mabank, TX	2.0	2.0	1176	$1,895	$1.61	184d	1	1.31mi
6147 Shawnee Dr Mabank, TX	3.0	2.0	1380	$1,475	$1.07	51d	1	1.32mi

HOA detail $8/mo · $96/yr

• Likely covers: watersewerelectricpool

Listing history 50 events

1. 2026-11-08
   days on market $74,900 Active 59 DOM
2. 2026-11-07
   days on market $74,900 Active 58 DOM
3. 2026-11-06
   days on market $74,900 Active 57 DOM
4. 2026-11-05
   days on market $74,900 Active 56 DOM
5. 2026-11-04
   pricedays on market $74,900 Active 55 DOM
6. 2026-11-02
   days on market $85,000 Active 53 DOM
7. 2026-11-01
   days on market $85,000 Active 52 DOM
8. 2026-10-31
   days on market $85,000 Active 51 DOM
9. 2026-10-30
   days on market $85,000 Active 50 DOM
10. 2026-10-29
    days on market $85,000 Active 49 DOM
11. 2026-10-28
    days on market $85,000 Active 48 DOM
12. 2026-10-27
    days on market $85,000 Active 47 DOM
13. 2026-10-26
    days on market $85,000 Active 46 DOM
14. 2026-10-25
    days on market $85,000 Active 45 DOM
15. 2026-10-24
    days on market $85,000 Active 44 DOM
16. 2026-10-23
    days on market $85,000 Active 43 DOM
17. 2026-10-22
    days on market $85,000 Active 42 DOM
18. 2026-10-21
    days on market $85,000 Active 41 DOM
19. 2026-10-20
    days on market $85,000 Active 40 DOM
20. 2026-10-19
    days on market $85,000 Active 39 DOM
21. 2026-10-18
    days on market $85,000 Active 38 DOM
22. 2026-10-17
    days on market $85,000 Active 37 DOM
23. 2026-10-16
    days on market $85,000 Active 36 DOM
24. 2026-10-15
    days on market $85,000 Active 35 DOM
25. 2026-10-14
    days on market $85,000 Active 34 DOM
26. 2026-10-14
    days on market $85,000 Active 33 DOM
27. 2026-10-12
    days on market $85,000 Active 32 DOM
28. 2026-10-11
    days on market $85,000 Active 31 DOM
29. 2026-10-10
    days on market $85,000 Active 30 DOM
30. 2026-10-09
    days on market $85,000 Active 29 DOM
31. 2026-10-08
    days on market $85,000 Active 28 DOM
32. 2026-10-07
    days on market $85,000 Active 27 DOM
33. 2026-10-06
    days on market $85,000 Active 26 DOM
34. 2026-10-05
    days on market $85,000 Active 25 DOM
35. 2026-10-04
    days on market $85,000 Active 24 DOM
36. 2026-10-03
    days on market $85,000 Active 23 DOM
37. 2026-10-02
    days on market $85,000 Active 22 DOM
38. 2026-10-01
    days on market $85,000 Active 21 DOM
39. 2026-09-30
    days on market $85,000 Active 20 DOM
40. 2026-09-29
    days on market $85,000 Active 19 DOM
41. 2026-09-28
    days on market $85,000 Active 18 DOM
42. 2026-09-27
    days on market $85,000 Active 17 DOM
43. 2026-09-26
    days on market $85,000 Active 16 DOM
44. 2026-09-25
    days on market $85,000 Active 15 DOM
45. 2026-09-24
    days on market $85,000 Active 14 DOM
46. 2026-09-23
    days on market $85,000 Active 13 DOM
47. 2026-09-21
    days on market $85,000 Active 11 DOM
48. 2026-09-20
    days on market $85,000 Active 10 DOM
49. 2026-09-19
    days on market $85,000 Active 9 DOM
50. 2026-09-18
    days on market $85,000 Active 8 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,204
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$96
• − Depreciation: −$2,179
• Taxable income: $6,483
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,728/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This container home project is in good condition with a good rehab level, requiring minor repairs and maintenance. The property offers a great location with added flexibility and potential for significant value increase through finishing and landscaping.

Repairs flagged

• Minor Electrical — Exposed wiring
• Minor Plumbing — Exposed plumbing

Value-add opportunities

• Both Complete kitchen and bathroom finishes — Enhances both resale and rental appeal ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Eustace Pri Middle Eustace Middle F TX #690/1,662 Nat'l #6,362/14,009 High Eustace H S F TX #821/1,632 Nat'l #8,293/17,239

Schools (NCES district)

• District: Eustace ISD
• NCES district ID: 4818720
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $42,425
• Composite: 32.48/100
• National rank: #5711
• State rank: #455 of 826 in TX

C Composite livability gradescore 69/100

Livability — Mabank

• Score: 69/100
• State rank: #446
• US rank: #9068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henderson County · 80,471 people
• Metro: Athens, TX
• Population (ZIP): 16,333
• Household income: $60,867
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 5% of renters

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Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.77%
• Current HPI: 199.8108
• Rent YoY: ▼ -5.76%
• Metro: Athens, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-43.3% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $104,900 NTREIS
• 2026-05-14 Price Changed $104,900 HCBOR
• 2026-04-10 Price Changed $109,900 NTREIS
• 2026-04-10 Price Changed $109,900 HCBOR
• 2026-03-02 Listed $119,900 HCBOR
• 2026-02-21 Listed $119,900 NTREIS
• 2024-07-01 Listing Removed — NTREIS
• 2024-05-31 Listed $184,900 NTREIS