18607 C R 498 · Lindale, TX 75771

$135,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 76 Days on market

Built 1972 Good condition 0.90 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living in the heart of Lindale, TX! This charming 3bedroom, 2bathroom mobile home offers 1,560 sqft of comfortable living space, perfectly situated on nearly an acre of land—giving you the space and freedom you’ve been looking for. Step inside to find a spacious layout with a cozy living area, enhanced by updated ceiling fans and modern interior lighting. The kitchen features freshly painted cabinets, new appliances, and plenty of storage, flowing seamlessly into a dedicated dining area, perfect for everyday living and entertaining. The entire interior has been freshly painted, giving the home a clean, move-in-ready feel. Enjoy peace of mind with major updates already taken care of, including a 2 year old HVAC system and a septic tank replaced just 1 year ago. Outside, you’ll love the wide-open space ideal for entertaining, gardening, or simply relaxing and taking in the East Texas scenery. With plenty of room for parking, outdoor projects, the possibilities are endless. Whether you’re looking for a quiet retreat or a place to make your own, this property offers the perfect blend of comfort, updates, and country charm all just a short drive from town amenities.

Key facts

• New appliances
• Updated ceiling fans
• 0.9 acre lot

Tags

• UPDATED CEILING FANS
• MODERN INTERIOR LIGHTING
• FRESHLY PAINTED CABINETS
• NEW APPLIANCES
• DEDICATED DINING AREA
• FRESHLY PAINTED INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in Lindale — 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 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 633 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,581
• Equity at exit: $20,129

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $24,823
• Equity at exit: $11,672

Cash invested: $37,800 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $318

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $412	-5% $365	+0% $318	+5% $272	+10% $225
Rent	-10% $193	-5% $256	+0% $318	+5% $381	+10% $443
Rate	-1.0pp $386	-0.5pp $353	base $318	+0.5pp $283	+1.0pp $248

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12847 FM 2710 Lindale, TX	4.0	2.0	1568	$1,500	$0.96	14d	1	0.49mi
11722 Farm to Market Road 16 Unit B Lindale, TX	2.0	2.5	1058	$1,395	$1.32	14d	1	1.26mi

Listing history 12 events

1. 2026-06-19
   days on market $135,000 Active 76 DOM
2. 2026-06-18
   days on market $135,000 Active 75 DOM
3. 2026-06-17
   days on market $135,000 Active 74 DOM
4. 2026-06-16
   remarks 687-char remark
5. 2026-06-16
   status $135,000 Active 73 DOM
6. 2026-06-07
   statusdays on market $135,000 Pending 73 DOM
7. 2026-06-03
   days on market $135,000 Active 72 DOM
8. 2026-06-02
   days on market $135,000 Active 71 DOM
9. 2026-06-01
   days on market $135,000 Active 70 DOM
10. 2026-05-31
    days on market $135,000 Active 69 DOM
11. 2026-05-30
    days on market $135,000 Active 68 DOM
12. 2026-03-23
    listed $145,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    Welcome to peaceful country living in the heart of Lindale, TX! This charming 3bedroom, 2bathroom mobile home offers 1,560 sqft of comfortable living space, perfectly situated on nearly an acre of land—giving you the space and freedom you’ve been looking for. Step inside to find a spacious layout with a cozy living area, enhanced by updated ceiling fans and modern interior lighting. The kitchen features freshly painted cabinets, new appliances, and plenty of storage, flowing seamlessly into a dedicated dining area, perfect for everyday living and entertaining. The entire interior has been freshly painted, giving the home a clean, move-in-ready feel. Enjoy peace of mind with major updates already taken care of, including a 2 year old HVAC system and a septic tank replaced just 1 year ago. Outside, you’ll love the wide-open space ideal for entertaining, gardening, or simply relaxing and taking in the East Texas scenery. With plenty of room for parking, outdoor projects, the possibilities are endless. Whether you’re looking for a quiet retreat or a place to make your own, this property offers the perfect blend of comfort, updates, and country charm all just a short drive from town amenities.

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $19,006
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,927
• Taxable income: $1,776
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,393/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a fresh kitchen and new flooring, making it move-in ready. Potential buyers or renters will appreciate the curb appeal and well-maintained interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more tenants or buyers.
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability, especially for tech-savvy buyers or tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more tenants or buyers. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability, especially for tech-savvy buyers or tenants. ↑

ⓘ 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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 21,238
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

1 event — show timeline

• 2026-03-23 Listed $145,000 GTAR