3377 Sheila Cir · Kaufman, TX 75142

$130,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 38 Days on market

Built 2022 1.00 ac lot $107/sqft · at area comps Est $130k · at est. ↓ 13% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULL ACRE offers room to roam and spread out Kaufman! Nestled on a scenic homesite with terrific views, 3377 Shiela Circle offers a unique opportunity to create something truly special. The property features a single-wide mobile home and plenty of open space, making it ideal for those with vision and creativity. Whether you’re looking to renovate, replace, or build your dream home, the possibilities here are limitless. Enjoy the peace and privacy of country living while still being within convenient reach of town. Bring your imagination and make this property your own!

Key facts

• Open space
• Country living
• Scenic homesite

Tags

• FULL ACRE
• SCENIC HOMESITE
• TERRIFIC VIEWS
• SINGLE-WIDE MOBILE HOME
• OPEN SPACE
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Crandall ISD (rural): math 36% / reading 42% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 274 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.2

CMA / ARV

• ARV (median comp): $130,000
• List price: $130,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3377 Sheila Cir	0.00mi	3/2.0	1,216 (0%)	1mo	$130,000	$107	99

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,066
• Equity at exit: $19,383

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $29,721
• Equity at exit: $11,240

Cash invested: $36,400 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$293 /mo · $3,515/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $346

Break-even live

Break-even rent $1,302

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending 581-char remark

   Show marketing remark (581 chars)

   FULL ACRE offers room to roam and spread out Kaufman! Nestled on a scenic homesite with terrific views, 3377 Shiela Circle offers a unique opportunity to create something truly special. The property features a single-wide mobile home and plenty of open space, making it ideal for those with vision and creativity. Whether you’re looking to renovate, replace, or build your dream home, the possibilities here are limitless. Enjoy the peace and privacy of country living while still being within convenient reach of town. Bring your imagination and make this property your own!

2. 2026-05-14
   historical Active Option Contract 581-char remark

   Show marketing remark (581 chars)

   FULL ACRE offers room to roam and spread out Kaufman! Nestled on a scenic homesite with terrific views, 3377 Shiela Circle offers a unique opportunity to create something truly special. The property features a single-wide mobile home and plenty of open space, making it ideal for those with vision and creativity. Whether you’re looking to renovate, replace, or build your dream home, the possibilities here are limitless. Enjoy the peace and privacy of country living while still being within convenient reach of town. Bring your imagination and make this property your own!

3. 2026-04-10
   listed $130,000 Active 581-char remark

   Show marketing remark (581 chars)

   FULL ACRE offers room to roam and spread out Kaufman! Nestled on a scenic homesite with terrific views, 3377 Shiela Circle offers a unique opportunity to create something truly special. The property features a single-wide mobile home and plenty of open space, making it ideal for those with vision and creativity. Whether you’re looking to renovate, replace, or build your dream home, the possibilities here are limitless. Enjoy the peace and privacy of country living while still being within convenient reach of town. Bring your imagination and make this property your own!

4. 2024-10-27
   historical
5. 2024-07-28
   listed $150,000 Active
6. 2015-07-14
   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: $3,515 · $293/mo
• Projected year-2 tax: $3,515 · $293/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,880
• − Mortgage interest: −$7,282
• − Property taxes: −$3,515
• − Insurance: −$650
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$3,782
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,595/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: Crandall ISD
• NCES district ID: 4815510
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $70,076
• Composite: 35.57/100
• National rank: #4901
• State rank: #351 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,301

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.48%
• Current HPI: 261.3091
• 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

-13.3% since first listed

6 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-04-10 Listed $130,000 NTREIS
• 2024-10-27 Listing Removed — NTREIS
• 2024-07-28 Listed $150,000 NTREIS
• 2015-07-14 Sold (Public Records) — Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,515 · +0.7% YoY. Source: county tax records.