315 Galahad · Ivanhoe, TX 75979

$80,000

4 bd · 2.0 ba · 1,352 sqft · Manufactured · 64 Days on market

Manufactured home Fair condition 0.32 ac lot $59/sqft · 45% below area Est $145k · 45% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.7

Listing remarks MLS

Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It's an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

Key facts

• Quiet street
• Lake access
• Ivanhoe subdivision

Tags

• LAKE ACCESS
• QUIET STREET
• PEACEFUL SURROUNDINGS
• IVANHOE SUBDIVISION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.5% in Ivanhoe — 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 62/100 on livability (#924 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Woodville ISD (town): math 34% / reading 34% proficiency, ranked #563 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodville El (309 students, 81% FRL); Woodville Middle (math 28% / reading 33%, grade F, #1,036 of 1,662 statewide, top 63%, 279 students, 75% FRL); Woodville H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 367 students, 62% FRL) — zoned schools average 72% FRL vs 57% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Tyler County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.74%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $145,000
• List price: $80,000
• Delta: -44.83%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Galahad Dr	0.28mi	3/2.0 (-1)	1,340 (-1%)	36mo	$169,000	$126	60
145 W Ivanhoe Dr	0.24mi	3/2.0 (-1)	1,200 (-11%)	9mo	$149,800	$125	58
385 Lancelot	0.07mi	3/2.0 (-1)	1,216 (-10%)	23mo	$59,990	$49	56
843 Charmaine Dr	0.94mi	3/1.0 (-1)	1,350 (-0%)	4mo	$149,800	$111	53
492 Sherwood Frst W	1.31mi	3/2.0 (-1)	1,468 (+9%)	8mo	$214,000	$146	39
135 13th St	1.14mi	3/2.0 (-1)	1,280 (-5%)	30mo	$155,000	$121	31
346 Durwood Dr	1.40mi	3/2.0 (-1)	1,600 (+18%)	10mo	$259,000	$162	26
336 Sherwood Forest Dr W	1.33mi	4/1.5	1,536 (+14%)	18mo	$289,000	$188	25
318 Mayberry Dr	0.85mi	3/2.0 (-1)	1,224 (-10%)	24mo	$219,000	$179	24
140 Sherwood Forest Dr	0.92mi	3/2.0 (-1)	1,156 (-14%)	23mo	$285,000	$247	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 4.10×
• Total profit: $69,439
• Equity at exit: $72,070

10-year hold

• IRR: 35.0%
• Equity multiple: 9.22×
• Total profit: $184,194
• Equity at exit: $155,422

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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

ZIP-level market 75979

• Home prices YoY: 20.6%
• Active inventory: 260
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $406

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $461	-5% $434	+0% $406	+5% $378	+10% $351
Rent	-10% $310	-5% $358	+0% $406	+5% $454	+10% $502
Rate	-1.0pp $446	-0.5pp $426	base $406	+0.5pp $385	+1.0pp $364

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Community: land of lakes/ivanhoe propertyAnnual association fee of $11Community amenities include boat ramp, clubhouse, meeting/party room, picnic area and park

Exterior

• Parking: Driveway with asphalt and concrete surface
• Utilities: Public sewer and septic tankPublic water (implied)Electric service
• Home design: Residential propertyFaces east
• Construction: Built in 1999Composition roofPillar/post/pier foundation
• Exterior features: Private yardCleared lotSubdivision settingAsphalt and concrete road frontage

Interior

• Kitchen: DishwasherElectric rangeMicrowaveOvenRefrigeratorBreakfast nook
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast bar
• Laundry & utility: Washer hookupElectric dryer hookupWasherDryer

Listing history 23 events

1. 2026-06-25
   days on market $80,000 Active 64 DOM
2. 2026-06-23
   days on marketlisting id $80,000 Active 62 DOM
3. 2026-06-22
   days on market $80,000 Active 61 DOM
4. 2026-06-18
   days on market $80,000 Active 58 DOM
5. 2026-06-17
   days on market $80,000 Active 57 DOM
6. 2026-06-16
   days on market $80,000 Active 56 DOM
7. 2026-06-15
   days on market $80,000 Active 55 DOM
8. 2026-06-14
   days on market $80,000 Active 53 DOM
9. 2026-06-10
   days on market $80,000 Active 50 DOM
10. 2026-06-09
    days on market $80,000 Active 49 DOM
11. 2026-06-08
    days on market $80,000 Active 48 DOM
12. 2026-06-07
    days on market $80,000 Active 47 DOM
13. 2026-06-03
    days on market $80,000 Active 43 DOM
14. 2026-06-02
    days on market $80,000 Active 42 DOM
15. 2026-06-01
    days on market $80,000 Active 41 DOM
16. 2026-05-31
    days on market $80,000 Active 40 DOM
17. 2026-05-31
    days on market $80,000 Active 39 DOM
18. 2026-05-08
    price $80,000 623-char remark

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

19. 2026-05-08
    price $80,000 629-char remark

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

20. 2026-05-08
    price $80,000

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

21. 2026-04-21
    listed $90,000 Active 623-char remark

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

22. 2026-04-21
    listed $90,000 Active 629-char remark

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

23. 2026-04-21
    listed $90,000 Active

    Show marketing remark (629 chars)

    Spacious 4-bedroom, 2-bathroom mobile home nestled on a beautiful, quiet street in the desirable Ivanhoe subdivision. This property offers the perfect blend of comfort and tranquility, complete with convenient lake access for relaxing weekends, fishing, or enjoying the outdoors. It’s an excellent opportunity for investors, first-time homebuyers, or anyone looking to escape the hustle and bustle of city life. Enjoy peaceful surroundings while still having access to nearby amenities. Whether you're searching for a place to call home or a smart investment opportunity, this property has the potential to meet your needs.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,563
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,327
• Taxable income: $3,824
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,953/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 · 1 photo

Fair 45/100 Moderate rehab Est. rehab $33,800–$60,840 screening

This 4-bedroom, 2-bathroom mobile home in Ivanhoe, TX, requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and landscaping would significantly enhance its curb appeal and resale potential.

Repairs flagged

• Minor Driveway — Some cracks and discoloration
• Minor Landscaping — Overgrown vegetation

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Resale Driveway repair — Fixes cracks and enhances property appearance ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Woodville El Middle Woodville Middle F TX #1,036/1,662 Nat'l #8,750/14,009 High Woodville H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Woodville ISD
• NCES district ID: 4846440
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,581
• Composite: 28.24/100
• National rank: #6800
• State rank: #563 of 826 in TX

C Composite livability gradescore 62/100

Livability — Ivanhoe

• Score: 62/100
• State rank: #924
• US rank: #16451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ivanhoe, TX
• County: Tyler County · 20,375 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 10% of renters

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Population outlook (Tyler County) Hauer SSP2

• Today (2025): 20,375 people
• By 2030: 20,036 · -1.7%
• By 2040: 19,150 · -6.0%
• By 2050: 18,017 · -11.6%
• By 2075: 15,300 · -24.9%
• By 2100: 11,702 · -42.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 17% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

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Political lean MEDSL · Tyler

• 2024 margin: Solid R (+73.5) · D 13.0% · R 86.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -44.0pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+70.3 2016: R+67.2 2012: R+55.5 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.40%
• Current HPI: 178.2196
• Rent YoY: —
• Metro: nan
• 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

Property features AI

Finance

• HOA & community: Community: land of lakes/ivanhoe propertyAnnual association fee of $11Community amenities include boat ramp, clubhouse, meeting/party room, picnic area and park

Exterior

• Parking: Driveway with asphalt and concrete surface
• Utilities: Public sewer and septic tankPublic water (implied)Electric service
• Home design: Residential propertyFaces east
• Construction: Built in 1999Composition roofPillar/post/pier foundation
• Exterior features: Private yardCleared lotSubdivision settingAsphalt and concrete road frontage

Interior

• Kitchen: DishwasherElectric rangeMicrowaveOvenRefrigeratorBreakfast nook
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast bar
• Laundry & utility: Washer hookupElectric dryer hookupWasherDryer

Price history

-11.1% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $80,000 Deep East Texas MLS
• 2026-05-08 Price Changed $80,000 BBOR
• 2026-05-08 Price Changed $80,000 HARMLS
• 2026-04-21 Listed $90,000 HARMLS
• 2026-04-21 Listed $90,000 BBOR
• 2026-04-21 Listed $90,000 Deep East Texas MLS