315 Galahad Dr · Ivanhoe, TX 75979

$80,000

4 bd · 2.0 ba · 1,352 sqft · Manufactured · 58 Days on market

Built 1999 Fair condition 0.33 ac lot $1/mo HOA ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.5% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: 215 active listings in the ZIP; 5 units permitted in Tyler County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 58 days — a 3% lower offer ($78k) 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 $77,600 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.79%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 53.4%
• Equity multiple: 4.95×
• Total profit: $88,527
• Equity at exit: $72,070

10-year hold

• IRR: 47.0%
• Equity multiple: 11.06×
• Total profit: $225,413
• 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 →

ZIP-level market 75979

• Home prices YoY: 20.6%
• Active inventory: 215
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$1
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $705

Break-even live

Break-even rent $701

Max offer price $80,000

Occupancy floor 51%

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1 · $12/yr

Listing history 20 events

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

16. 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.

17. 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.

18. 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.

19. 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.

20. 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: $19,129
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − HOA: −$12
• − Depreciation: −$2,327
• Taxable income: $7,648
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $6,630/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Some cracks and discoloration	Minor	$500–3,000
Landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 11,273 people
• Metro: nan
• Population (ZIP): 11,273
• Household income: $51,594
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 117.0

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%

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%

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

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

-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