452 Bobbie St · Mabank, TX 75147

$210,000

3 bd · 2.5 ba · 1,310 sqft · SingleFamily public records · 195 Days on market

Built 2023 Good condition 4,792 sqft lot $160/sqft · 23% below area Est $270k · 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 +8.0/30.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.0/10.0

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 $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (20.8% below list).
• Recommended offer: $166k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.6% 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); 299 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 35% 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 $22k 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 195 days — a 12% lower offer ($185k) 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 $166,239 (20.8% 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 195 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 10.5

CMA / ARV

• ARV (median comp): $270,358
• List price: $210,000
• Delta: -22.33%
• 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%)	9mo	$190,000	$141	78
116 Mcanally Dr	0.47mi	3/1.5	1,316 (+0%)	9mo	$189,000	$144	66
115 Mcanally Dr	0.52mi	3/1.5	1,288 (-2%)	5mo	$160,000	$124	65
306 E Pine St	0.13mi	3/2.0	1,477 (+13%)	10mo	$319,000	$216	62
636 E Eubank St	0.40mi	3/2.0	1,450 (+11%)	2mo	$324,999	$224	60
108 E Eubank St	0.43mi	2/1.0 (-1)	1,295 (-1%)	11mo	$100,000	$77	58
119 Mcanally Dr	0.54mi	3/1.5	1,188 (-9%)	2mo	$159,000	$134	54
205 N Canton St	0.67mi	4/3.0 (+1)	1,321 (+1%)	14mo	$265,000	$201	49
111 Bexar St	0.58mi	2/1.5 (-1)	1,401 (+7%)	7mo	$289,900	$207	46
211 W Mcafee Dr	0.70mi	3/2.0	1,438 (+10%)	5mo	$209,000	$145	45
221 N 1st St	0.67mi	3/2.0	1,466 (+12%)	10mo	$185,000	$126	38
204 W Mount Vernon St	0.73mi	2/1.5 (-1)	1,440 (+10%)	11mo	$114,000	$79	31

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: 22.8%
• Equity multiple: 2.86×
• Total profit: $109,467
• Equity at exit: $189,185

10-year hold

• IRR: 21.6%
• Equity multiple: 7.04×
• Total profit: $355,096
• Equity at exit: $407,984

Cash invested: $58,800 (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 →

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

Active competition Active MLS

• For sale now: 12 active · 7 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $234,075 ($155/sqft)
• Median days on market: 98 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +33.3% 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: 299
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$341 /mo · $4,087/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-216

Break-even live

Break-even rent $1,936

Max offer price $171,828

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-157	+0% $-216	+5% $-276	+10% $-335
Rent	-10% $-347	-5% $-282	+0% $-216	+5% $-150	+10% $-85
Rate	-1.0pp $-110	-0.5pp $-163	base $-216	+0.5pp $-271	+1.0pp $-326

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Shorty St Mabank, TX	3.0	2.0	1405	$1,350	$0.96	5d	1	0.06mi
811 S Sutton St Mabank, TX	3.0	2.0	1405	$1,350	$0.96	5d	1	0.06mi
425 Shorty St Mabank, TX	4.0	2.0	1788	$1,614	$0.90	139d	1	0.06mi
414 Shorty St Mabank, TX	3.0	2.0	1405	$1,564	$1.11	139d	1	0.07mi
427 Shorty St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	139d	1	0.07mi
429 Shorty St Mabank, TX	3.0	2.0	1405	$1,499	$1.07	139d	1	0.08mi
469 Bobbie St Mabank, TX	4.0	2.0	1788	$1,600	$0.89	1d	1	0.08mi
431 Shorty St Mabank, TX	3.0	2.0	1788	$1,564	$0.87	1d	1	0.09mi
471 Bobbie St Mabank, TX	3.0	2.0	1571	$1,664	$1.06	139d	1	0.09mi
433 Shorty St Mabank, TX	3.0	2.0	1571	$1,380	$0.88	0d	1	0.10mi
430 Shorty St Mabank, TX	3.0	2.0	1571	$1,310	$0.83	5d	1	0.10mi
208 N Coleman St Mabank, TX	3.0	2.0	1202	$1,599	$1.33	5d	1	0.59mi
129 Oak Springs Loop Mabank, TX	3.0	2.0	1580	$2,500	$1.58	2d	1	0.90mi
101 Pharm Hills Rd Unit 403 Mabank, TX	2.0	2.0	1218	$1,140	$0.94	5d	1	0.98mi
101 Pharm Hills Rd Unit 1104 Mabank, TX	3.0	2.0	1218	$1,149	$0.94	2d	1	0.98mi
101 Pharm Hls Unit 1303 Mabank, TX	2.0	2.0	1041	$1,064	$1.02	139d	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. 2026-09-23
   days on market $210,000 Active 195 DOM
2. 2026-09-20
   days on market $210,000 Active 192 DOM
3. 2026-09-19
   days on market $210,000 Active 191 DOM
4. 2026-09-18
   days on market $210,000 Active 190 DOM
5. 2026-09-17
   days on market $210,000 Active 189 DOM
6. 2026-09-16
   days on market $210,000 Active 188 DOM
7. 2026-09-15
   days on market $210,000 Active 187 DOM
8. 2026-09-14
   days on market $210,000 Active 186 DOM
9. 2026-09-13
   days on market $210,000 Active 185 DOM
10. 2026-09-12
    days on market $210,000 Active 184 DOM
11. 2026-09-11
    days on market $210,000 Active 183 DOM
12. 2026-09-05
    days on market $210,000 Active 177 DOM
13. 2026-09-04
    days on market $210,000 Active 176 DOM
14. 2026-09-03
    days on market $210,000 Active 175 DOM
15. 2026-09-02
    pricedays on market $210,000 Active 174 DOM
16. 2026-08-30
    days on market $212,000 Active 171 DOM
17. 2026-08-29
    days on market $212,000 Active 170 DOM
18. 2026-08-28
    days on market $212,000 Active 169 DOM
19. 2026-08-27
    days on market $212,000 Active 168 DOM
20. 2026-08-26
    days on market $212,000 Active 167 DOM
21. 2026-08-25
    days on market $212,000 Active 166 DOM
22. 2026-08-24
    days on market $212,000 Active 165 DOM
23. 2026-08-23
    days on market $212,000 Active 164 DOM
24. 2026-08-22
    days on market $212,000 Active 163 DOM
25. 2026-08-21
    days on market $212,000 Active 162 DOM
26. 2026-08-20
    days on market $212,000 Active 161 DOM
27. 2026-08-19
    days on market $212,000 Active 160 DOM
28. 2026-08-18
    days on market $212,000 Active 159 DOM
29. 2026-08-17
    days on market $212,000 Active 158 DOM
30. 2026-08-16
    days on market $212,000 Active 157 DOM
31. 2026-08-15
    days on market $212,000 Active 156 DOM
32. 2026-08-13
    days on market $212,000 Active 154 DOM
33. 2026-08-12
    days on market $212,000 Active 153 DOM
34. 2026-08-11
    days on market $212,000 Active 152 DOM
35. 2026-08-10
    days on market $212,000 Active 151 DOM
36. 2026-08-09
    days on market $212,000 Active 150 DOM
37. 2026-08-08
    days on market $212,000 Active 149 DOM
38. 2026-08-07
    days on market $212,000 Active 148 DOM
39. 2026-08-06
    days on market $212,000 Active 147 DOM
40. 2026-08-05
    days on market $212,000 Active 146 DOM
41. 2026-08-04
    days on market $212,000 Active 145 DOM
42. 2026-08-03
    days on market $212,000 Active 144 DOM
43. 2026-07-31
    days on market $212,000 Active 141 DOM
44. 2026-07-29
    days on market $212,000 Active 139 DOM
45. 2026-07-27
    days on market $212,000 Active 137 DOM
46. 2026-07-25
    days on market $212,000 Active 135 DOM
47. 2026-07-24
    days on market $212,000 Active 134 DOM
48. 2026-07-23
    days on market $212,000 Active 133 DOM
49. 2026-07-22
    days on market $212,000 Active 132 DOM
50. 2026-07-21
    days on market $212,000 Active 131 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: $19,949
• − Mortgage interest: −$11,763
• − Property taxes: −$4,087
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$6,109
• Taxable loss: −$6,253
• Est. tax savings @ 24.0%: +$1,501
• After-tax cash flow: $-1,092/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.