723 Cobblestone Cir · Mabank, TX 75147

$342,900

4 bd · 2.0 ba · 2,087 sqft · Other public records · 142 Days on market

Built 2025 9,583 sqft lot $164/sqft · 8% below area Est $349k · at est. ↓ 5% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• Cash flow +6.6/30.0
• Rent growth +4.5/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

Key facts

• Master suite
• Open concept
• Soaking tub

Tags

• NEW CONSTRUCTION HOME
• FLEX ROOM
• OPEN CONCEPT
• MASTER SUITE
• SOAKING TUB
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $343k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (45.4% below list).
• Recommended offer: $187k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.1% 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-.
• Mabank ISD (town): math 47% / reading 44% proficiency, ranked #273 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central El (math 48% / reading 42%, grade D-, #1,133 of 4,322 statewide, top 27%, 675 students, 64% FRL); Mabank Int (math 49% / reading 34%, grade F, #595 of 1,662 statewide, top 37%, 611 students, 66% FRL); Mabank H S (math 36% / reading 53%, grade F, #652 of 1,632 statewide, top 43%, 1,111 students, 57% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 215 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,296 (45.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 15.3

CMA / ARV

• ARV (median comp): $349,447
• List price: $342,900
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.68×
• Total profit: $160,998
• Equity at exit: $308,911

10-year hold

• IRR: 19.5%
• Equity multiple: 6.48×
• Total profit: $526,180
• Equity at exit: $666,179

Cash invested: $96,012 (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 75147

• Home prices YoY: 4.6%
• Rents YoY: 8.1%
• Active inventory: 215
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,798
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-557

Break-even live

Break-even rent $2,578

Max offer price $244,501

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-460	+0% $-557	+5% $-654	+10% $-751
Rent	-10% $-705	-5% $-631	+0% $-557	+5% $-483	+10% $-409
Rate	-1.0pp $-384	-0.5pp $-470	base $-557	+0.5pp $-646	+1.0pp $-736

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: $85,725
• Closing costs: $10,287
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Bobbie St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	0.51mi
433 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	0.54mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	45d	1	0.55mi
427 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	45d	1	0.56mi
430 Shorty St Mabank, TX	3.0	2.0	1571	$1,614	$1.03	45d	1	0.57mi
425 Shorty St Mabank, TX	4.0	2.0	1788	$1,614	$0.90	45d	1	0.57mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	45d	1	0.62mi
18409 County Road 4001 Mabank, TX	3.0–4.0	2.0	1750	$2,174	$1.24	0d	16	1.30mi
2340 Brandon St Mabank, TX	4.0	2.0	2051	$1,699	$0.83	0d	1	1.42mi
2336 Camryn Ln Mabank, TX	4.0	2.0	2051	$1,699	$0.83	0d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $342,900 Active 142 DOM
2. 2026-06-19
   days on market $342,900 Active 140 DOM
3. 2026-06-18
   days on market $342,900 Active 139 DOM
4. 2026-06-17
   days on market $342,900 Active 138 DOM
5. 2026-06-16
   days on market $342,900 Active 137 DOM
6. 2026-06-15
   days on market $342,900 Active 136 DOM
7. 2026-06-14
   days on market $342,900 Active 134 DOM
8. 2026-06-12
   days on market $342,900 Active 133 DOM
9. 2026-06-09
   days on market $342,900 Active 130 DOM
10. 2026-06-08
    days on market $342,900 Active 129 DOM
11. 2026-06-07
    days on market $342,900 Active 128 DOM
12. 2026-06-05
    days on market $342,900 Active 125 DOM
13. 2026-06-03
    days on market $342,900 Active 124 DOM
14. 2026-06-02
    days on market $342,900 Active 123 DOM
15. 2026-06-01
    days on market $342,900 Active 122 DOM
16. 2026-05-31
    days on market $342,900 Active 121 DOM
17. 2026-05-30
    days on market $342,900 Active 120 DOM
18. 2026-05-18
    price $342,900 1071-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

19. 2026-05-18
    price $342,900 1077-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

20. 2026-05-05
    price $349,900 1071-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

21. 2026-05-05
    price $349,900 1077-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

22. 2026-04-10
    price $357,500 1071-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

23. 2026-04-10
    price $357,500 1077-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

24. 2026-01-30
    listed $359,900 Active 1071-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

25. 2026-01-30
    listed $359,900 Active 1077-char remark

    Show marketing remark (1077 chars)

    2% EXCLUSIVE INCENTIVE OFFERED FOR BUYERS! UP TO $7,150 IN CONCESSIONS! Quality Construction From Start To Finish! Gorgeous new construction home in the heart of Mabank! This 4-2-2 provides a very spacious & versatile floor plan with a fourth flex room that could serve as a bedroom or office. Very open concept in living, kitchen, & dining areas. Beautiful finish outs featuring, tray ceilings, recessed lighting, crown molding, rounded corners, granite countertops, tile back splash, & laminate wood floors. Great split bedroom arrangement with master suite that offers vanity with dual sinks, lighted makeup vanity, large fully tiled shower, soaking tub & his-hers walk-in closets. Wonderful storage space through out the home. Great covered patio with ceiling fan. Exterior features include fully sprinkled-sodded lawn, flood lights, gutters, & stained wood privacy fenced back yard. Stone Meadow subdivision is a prime location with close proximity to schools, shopping, dining, Cedar Creek Lake, & Hwy 175 for easy commute to DFW or Tyler.

26. 2026-01-29
    historical
27. 2025-07-29
    listed $359,900 Active
28. 2025-07-29
    listed $359,900 Active

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $6,275 · $523/mo
• Expected delta: +$5,128/yr (+$427/mo · 447.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $22,476
• − Mortgage interest: −$19,208
• − Property taxes: −$1,147
• − Insurance: −$1,714
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$9,975
• Taxable loss: −$13,165
• Est. tax savings @ 24.0%: +$3,160
• After-tax cash flow: $-3,525/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: Mabank ISD
• NCES district ID: 4828680
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $40,321
• Composite: 38.15/100
• National rank: #4267
• State rank: #273 of 826 in TX

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

• Census place: Mabank, TX
• County: Van Zandt County · 9,177 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,177
• Household income: $56,940
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 279.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 11.14%
• Current HPI: 254.32
• Rent YoY: ▲ 8.13%
• 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

-4.7% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $342,900 NTREIS
• 2026-05-18 Price Changed $342,900 HCBOR
• 2026-05-05 Price Changed $349,900 NTREIS
• 2026-05-05 Price Changed $349,900 HCBOR
• 2026-04-10 Price Changed $357,500 NTREIS
• 2026-04-10 Price Changed $357,500 HCBOR
• 2026-01-30 Listed $359,900 HCBOR
• 2026-01-30 Listed $359,900 NTREIS
• 2026-01-29 Listing Removed — NTREIS
• 2025-07-29 Listed $359,900 HCBOR
• 2025-07-29 Listed $359,900 NTREIS

Property tax history

+17.5%/yr

Latest (2025): $1,147 · +97.1% YoY. Source: county tax records.