3789 Jacobs Ln · Kaufman, TX 75142

$199,000

4 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 16 Days on market

Built 2000 1.25 ac lot $99/sqft · 11% below area Est $224k · 11% under

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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 +28.0/30.0
• ARV discount +12.6/15.0
• DSCR +9.9/10.0
• 1% rule +8.3/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets potential on this 1.25-acre property just minutes from downtown Kaufman! This 4-bedroom, 2-bath double-wide mobile home offers spacious living, easy access to major roads, and features that make it feel warm and inviting — including a beautiful double-sided wood-burning fireplace perfect for cozy evenings. Recent updates include a new HVAC system installed in February 2025 and a water heater replaced just 2 years ago, adding valuable peace of mind for the next owner. Outside, you’ll find two covered carports, a storage shed that conveys with the property, and plenty of open space to enjoy country-style living while still being only 5 minutes from shopping, dini

Key facts

• Two covered carports
• Open space
• Storage shed

Tags

• NEW HVAC SYSTEM
• WATER HEATER REPLACED
• TWO COVERED CARPORTS
• STORAGE SHED
• OPEN SPACE

Property features AI

Finance

• Other: Property sits on approximately 1.25 acres (subdivided); Survey available
• HOA & community: No association

Exterior

• Parking: Carport; 2 covered carport spaces (2-carport spaces, 4 covered spaces total)
• Utilities: Septic
• Home design: Residential mobile home (attached); One story; Built in 2000
• Construction: Composition/shingle roof; Concrete perimeter foundation; Mobile home construction
• Exterior features: Barbed wire fencing; Septic system

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 with dual sinks and walk-in closet(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; One living area; One dining area; Double-sided wood-burning fireplace serving the family room
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lucille Nash El (math 44% / reading 48%, grade D-, #1,097 of 4,322 statewide, top 26%, 579 students, 68% FRL).
• Market conditions: 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (median comp): $224,450
• List price: $199,000
• Delta: -11.34%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3789 Jacobs Ln	0.00mi	4/2.0	2,016 (0%)	0mo	$199,000	$99	100

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $7,220
• Equity at exit: $29,672

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $57,388
• Equity at exit: $17,206

Cash invested: $55,720 (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: 278
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$349 /mo · $4,187/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $618

Break-even live

Break-even rent $1,868

Max offer price $199,000

Occupancy floor 72%

Sensitivity live

Price	-10% $731	-5% $674	+0% $618	+5% $562	+10% $505
Rent	-10% $409	-5% $513	+0% $618	+5% $723	+10% $827
Rate	-1.0pp $718	-0.5pp $669	base $618	+0.5pp $566	+1.0pp $514

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	18d	1	1.42mi

Listing history 3 events

1. 2026-05-31
   status $199,000 Pending 16 DOM
2. 2026-05-07
   listed $199,000 Active 950-char remark
3. 1998-10-15
   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: $4,187 · $349/mo
• Projected year-2 tax: $4,187 · $349/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$11,147
• − Property taxes: −$4,187
• − Insurance: −$995
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$5,789
• Taxable income: $4,594
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $6,314/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 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

5 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-05-30 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-07 Listed $199,000 NTREIS
• 1998-10-15 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,187 · +124.8% YoY. Source: county tax records.