452 Bobbie St · Mabank, TX 75147

$212,000

3 bd · 2.5 ba · 1,310 sqft · SingleFamily public records · 149 Days on market

Built 2023 Good condition 4,792 sqft lot $162/sqft · 22% below area Est $271k · 22% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome home to modern comfort in Mabank, TX! Built in 2023, this like-new two-story home features 3 bedrooms, 2.5 bathrooms, and approximately 1,300 sq ft of thoughtfully designed space. The open-concept layout connects the living, dining, and kitchen areas for an easy flow that suits everyday life. The kitchen includes modern cabinetry, stainless-steel appliances, and durable finishes, offering both style and function. Upstairs, all three bedrooms provide privacy and comfort, including a primary suite with ensuite bath and walk-in closet. Located on a spacious corner lot, this home offers great curb appeal and room to enjoy the outdoors. Just minutes from Cedar Creek Lake, local schools, shopping, and Hwy 175, it blends modern design with small-town charm — move-in ready and waiting for its next chapter.

Key facts

• Great curb appeal
• Modern cabinetry
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• MODERN CABINETRY
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• CORNER LOT
• GREAT CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $212k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (18.9% below list).
• Recommended offer: $172k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.3% 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); 265 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 36% 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 $23k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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, 62% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,848 (18.9% 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 149 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $270,569
• List price: $212,000
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 E Glenwood St	0.17mi	3/2.0	1,345 (+3%)	8mo	$190,000	$141	79
116 Mcanally Dr	0.47mi	3/1.5	1,316 (+0%)	7mo	$189,000	$144	67
115 Mcanally Dr	0.52mi	3/1.5	1,288 (-2%)	3mo	$160,000	$124	66
306 E Pine St	0.13mi	3/2.0	1,477 (+13%)	9mo	$319,000	$216	63
636 E Eubank St	0.40mi	3/2.0	1,450 (+11%)	0mo	$324,999	$224	61
108 E Eubank St	0.43mi	2/1.0 (-1)	1,295 (-1%)	10mo	$100,000	$77	59
119 Mcanally Dr	0.54mi	3/1.5	1,188 (-9%)	0mo	$159,000	$134	55
205 N Canton St	0.67mi	4/3.0 (+1)	1,321 (+1%)	12mo	$265,000	$201	50
111 Bexar St	0.58mi	2/1.5 (-1)	1,401 (+7%)	6mo	$289,900	$207	48
211 W Mcafee Dr	0.70mi	3/2.0	1,438 (+10%)	4mo	$209,000	$145	46
221 N 1st St	0.67mi	3/2.0	1,466 (+12%)	9mo	$185,000	$126	40
204 W Mount Vernon St	0.73mi	2/1.5 (-1)	1,440 (+10%)	9mo	$114,000	$79	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.3%
• Equity multiple: 2.90×
• Total profit: $112,954
• Equity at exit: $190,986

10-year hold

• IRR: 22.1%
• Equity multiple: 7.14×
• Total profit: $364,443
• Equity at exit: $411,869

Cash invested: $59,360 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $248,000 ($167/sqft)
• Median days on market: 63 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +23.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75147

• Home prices YoY: 4.6%
• Rents YoY: 8.1%
• Active inventory: 265
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$341 /mo · $4,087/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-183

Break-even live

Break-even rent $1,950

Max offer price $179,655

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-123	+0% $-183	+5% $-243	+10% $-303
Rent	-10% $-319	-5% $-251	+0% $-183	+5% $-115	+10% $-47
Rate	-1.0pp $-76	-0.5pp $-129	base $-183	+0.5pp $-238	+1.0pp $-294

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: $53,000
• Closing costs: $6,360
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 S Sutton St Mabank, TX	3.0	2.0	1197	$1,399	$1.17	93d	1	0.06mi
425 Shorty St Mabank, TX	4.0	2.0	1788	$1,614	$0.90	93d	1	0.06mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	93d	1	0.07mi
427 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	93d	1	0.07mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	93d	1	0.08mi
471 Bobbie St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	93d	1	0.09mi
433 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	93d	1	0.10mi
430 Shorty St Mabank, TX	3.0	2.0	1571	$1,614	$1.03	93d	1	0.10mi
1432 S Dink St Mabank, TX	1.0–2.0	1.0	781	$1,099	$1.41	0d	2	0.93mi
101 Pharm Hls Unit 1303 Mabank, TX	2.0	2.0	1041	$1,064	$1.02	93d	1	0.99mi
112 Spring Crest St Mabank, TX	3.0–4.0	2.0	1750	$1,749	$1.00	0d	1	1.13mi

Listing history 50 events

1. 2026-08-08
   days on market $212,000 Active 149 DOM
2. 2026-08-07
   days on market $212,000 Active 148 DOM
3. 2026-08-06
   days on market $212,000 Active 147 DOM
4. 2026-08-05
   days on market $212,000 Active 146 DOM
5. 2026-08-04
   days on market $212,000 Active 145 DOM
6. 2026-08-03
   days on market $212,000 Active 144 DOM
7. 2026-07-31
   days on market $212,000 Active 141 DOM
8. 2026-07-29
   days on market $212,000 Active 139 DOM
9. 2026-07-27
   days on market $212,000 Active 137 DOM
10. 2026-07-25
    days on market $212,000 Active 135 DOM
11. 2026-07-24
    days on market $212,000 Active 134 DOM
12. 2026-07-23
    days on market $212,000 Active 133 DOM
13. 2026-07-22
    days on market $212,000 Active 132 DOM
14. 2026-07-21
    days on market $212,000 Active 131 DOM
15. 2026-07-18
    days on market $212,000 Active 128 DOM
16. 2026-07-17
    days on market $212,000 Active 126 DOM
17. 2026-07-16
    days on market $212,000 Active 125 DOM
18. 2026-07-14
    days on market $212,000 Active 124 DOM
19. 2026-07-13
    days on market $212,000 Active 123 DOM
20. 2026-07-12
    days on market $212,000 Active 122 DOM
21. 2026-07-11
    days on market $212,000 Active 121 DOM
22. 2026-07-10
    days on market $212,000 Active 120 DOM
23. 2026-07-09
    days on market $212,000 Active 119 DOM
24. 2026-07-08
    days on market $212,000 Active 118 DOM
25. 2026-07-07
    price $212,000 Active 117 DOM
26. 2026-07-07
    days on market $218,900 Active 117 DOM
27. 2026-07-06
    days on market $218,900 Active 116 DOM
28. 2026-07-05
    days on market $218,900 Active 115 DOM
29. 2026-07-04
    days on market $218,900 Active 114 DOM
30. 2026-07-03
    days on market $218,900 Active 113 DOM
31. 2026-07-02
    days on market $218,900 Active 112 DOM
32. 2026-07-01
    days on market $218,900 Active 111 DOM
33. 2026-06-30
    days on market $218,900 Active 110 DOM
34. 2026-06-29
    days on market $218,900 Active 109 DOM
35. 2026-06-28
    days on market $218,900 Active 108 DOM
36. 2026-06-27
    days on market $218,900 Active 107 DOM
37. 2026-06-26
    days on market $218,900 Active 105 DOM
38. 2026-06-22
    days on market $218,900 Active 102 DOM
39. 2026-06-21
    days on market $218,900 Active 101 DOM
40. 2026-06-19
    days on market $218,900 Active 99 DOM
41. 2026-06-18
    days on market $218,900 Active 98 DOM
42. 2026-06-17
    days on market $218,900 Active 97 DOM
43. 2026-06-16
    days on market $218,900 Active 96 DOM
44. 2026-06-15
    days on market $218,900 Active 95 DOM
45. 2026-06-14
    days on market $218,900 Active 93 DOM
46. 2026-06-12
    days on market $218,900 Active 92 DOM
47. 2026-06-09
    days on market $218,900 Active 89 DOM
48. 2026-06-08
    days on market $218,900 Active 88 DOM
49. 2026-06-07
    days on market $218,900 Active 87 DOM
50. 2026-06-05
    days on market $218,900 Active 84 DOM

ⓘ 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: $4,087 · $341/mo
• Projected year-2 tax: $4,087 · $341/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,622
• − Mortgage interest: −$11,875
• − Property taxes: −$4,087
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$6,167
• Taxable loss: −$5,868
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $-789/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 None rehab

This modern, two-story home in Mabank, TX, built in 2023, is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances maintenance — Keeps appliances in top condition for potential buyers. ↑
• Resale Bathroom fixtures maintenance — Keeps bathrooms in top condition for potential buyers. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Central El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Mabank J H C TX #333/1,662 Nat'l #3,367/14,009 High Mabank H S F TX #652/1,632 Nat'l #6,890/17,239

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

C Composite livability gradescore 69/100

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 · 138,716 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: 9% of renters

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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%

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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%

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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

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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

-2.7% since first listed

16 events — show timeline

• 2026-03-12 Listed $218,900 NTREIS
• 2026-03-12 Listing Removed — NTREIS
• 2026-03-09 Price Changed $218,900 NTREIS
• 2026-03-09 Price Changed $118,900 NTREIS
• 2026-01-13 Price Changed $225,000 NTREIS
• 2025-09-29 Price Changed $235,000 NTREIS
• 2025-09-20 Price Changed $240,000 NTREIS
• 2025-09-06 Listed $244,000 NTREIS
• 2023-05-24 Sold (MLS) — NTREIS
• 2023-05-02 Pending — NTREIS
• 2023-04-24 Contingent — NTREIS
• 2023-04-15 Price Changed $214,990 NTREIS
• 2023-04-03 Relisted — NTREIS
• 2023-03-28 Contingent — NTREIS
• 2023-03-16 Price Changed $219,990 NTREIS
• 2023-02-14 Listed $224,990 NTREIS

Property tax history

+88.5%/yr

Latest (2025): $4,087 · +1.8% YoY. Source: county tax records.