15523 Fm 16 · Lindale, TX 75771

$69,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 28 Days on market

Built 2003 Good condition

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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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2003 mobile home located in the highly sought-after Lindale Independent School District featuring 2 bedrooms, 2 bathrooms, and 1,216 square feet of living space. This property offers a great opportunity for investors, rental income potential, or first-time homebuyers looking for an affordable option in a desirable area. The functional floor plan provides living areas, natural light, and a cozy feel throughout. Conveniently located with easy access to schools, shopping, dining, and nearby amenities. Whether you are looking to expand your investment portfolio or purchase your first home, this property has plenty of potential and value. Don’t miss the chance to make it your own!

Key facts

• Built 2003
• Listed 27 days

Property features AI

Exterior

• Home design: Single-story manufactured (mobile) home; Residential property; Composition roof; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding; Composition roof; Built as a manufactured (mobile) home
• Exterior features: Front porch; Storage building/area

Interior

• Kitchen: Gas oven; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heat; Central air; Ceiling fans
• Interior features: Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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.
• Zoned schools: Lindale J H (math 81% / reading 72%, grade A, #30 of 1,662 statewide, top 2%, 711 students, 44% FRL); Lindale H S (math 79% / reading 75%, grade A-, #60 of 1,632 statewide, top 4%, 1,265 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 633 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent is only 15% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (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. 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.
3. 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.
4. 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: 1.71% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.77%
• DSCR: 2.41
• GRM: 4.9

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: 26.7%
• Equity multiple: 2.11×
• Total profit: $21,378
• Equity at exit: $10,288

10-year hold

• IRR: 34.3%
• Equity multiple: 4.13×
• Total profit: $60,494
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$362
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $511

Break-even live

Break-even rent $533

Max offer price $69,000

Occupancy floor 52%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Hilltop St Unit 29 Lindale, TX	2.0	1.0	870	$895	$1.03	13d	1	0.72mi
300 Hilltop St Unit 13 Lindale, TX	2.0	1.0	850	$875	$1.03	43d	1	0.75mi
300 Hilltop St Unit 16 Lindale, TX	2.0	1.0	870	$875	$1.01	13d	1	0.75mi
303 Cooper St Unit 16 Lindale, TX	2.0	1.0	870	$875	$1.01	13d	1	0.77mi
303 Cooper St Unit 13 Lindale, TX	2.0	1.0	850	$875	$1.03	43d	1	0.77mi
527 N College St Lindale, TX	2.0	1.5	1267	$1,300	$1.03	43d	1	0.82mi
527 N College St Unit 13 Lindale, TX	2.0	1.5	1267	$1,395	$1.10	21d	1	0.82mi
206 Cooper St Lindale, TX	2.0	1.0	1200	$1,400	$1.17	43d	1	0.84mi
75 Miranda Lambert Way Unit The Cannery R5 Lindale, TX	1.0	1.5	1060	$1,250	$1.18	21d	1	0.95mi
75 Miranda Lambert Way Unit r4 Lindale, TX	1.0	1.5	1060	$1,250	$1.18	43d	1	0.95mi
75 Miranda Lambert Way Apt R11 Lindale, TX	1.0	1.5	775	$1,195	$1.54	21d	1	0.96mi
302 E South St Lindale, TX	2.0	1.0	990	$1,195	$1.21	13d	1	0.98mi
15996 FM 849 Tyler, TX	2.0	1.0	1080	$1,425	$1.32	21d	1	1.01mi
14560 Tucker St N Lindale, TX	2.0	1.0	719	$1,150	$1.60	21d	1	1.12mi
14560 Tucker St Unit 11 Lindale, TX	2.0	1.0	719	$1,150	$1.60	43d	1	1.13mi
602 E South St Unit 3 Lindale, TX	2.0	1.0	950	$1,200	$1.26	21d	1	1.25mi
1238 Brad Cir Unit a Lindale, TX	2.0	1.5	825	$1,025	$1.24	21d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 28 DOM
2. 2026-06-18
   days on market $69,000 Active 27 DOM
3. 2026-06-17
   days on market $69,000 Active 26 DOM
4. 2026-06-16
   days on market $69,000 Active 25 DOM
5. 2026-06-15
   days on market $69,000 Active 24 DOM
6. 2026-06-14
   days on market $69,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $69,000 Active 21 DOM
8. 2026-06-10
   days on market $75,000 Active 19 DOM
9. 2026-06-09
   days on market $75,000 Active 18 DOM
10. 2026-06-08
    days on market $75,000 Active 17 DOM
11. 2026-06-07
    pricedays on market $75,000 Active 16 DOM
12. 2026-06-03
    days on market $80,000 Active 12 DOM
13. 2026-06-02
    days on market $80,000 Active 11 DOM
14. 2026-06-01
    days on market $80,000 Active 10 DOM
15. 2026-05-31
    days on market $80,000 Active 9 DOM
16. 2026-05-30
    days on market $80,000 Active 8 DOM
17. 2026-05-22
    listed $80,000 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: $367 · $31/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$895/yr (+$75/mo · 243.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $14,167
• − Mortgage interest: −$3,865
• − Property taxes: −$367
• − Insurance: −$345
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,007
• Taxable income: $5,316
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $4,862/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 · 7 photos

Good 75/100 Cosmetic rehab

This 2003 manufactured home in Lindale, TX is in good condition with a good condition score of 75. It offers a good opportunity for investors or first-time homebuyers with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — standard and dated

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the space and increases appeal
• Both update bathroom fixtures — modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and dated	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases appeal ↑
• Both update bathroom fixtures — modernizes the space and increases appeal ↑

ⓘ 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

• 2026-05-22 Listed $80,000 GTAR

Property tax history

-16.1%/yr

Latest (2024): $367 · -12.2% YoY. Source: county tax records.