21587 Ravenwood Dr · Chandler, TX 75758

$135,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 8 Days on market

Built 2007 436 sqft lot Est $227k · 41% under $20/mo HOA · 2% of rent

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy country living and get a breath of fresh air in this 3 bedroom home located near Lake Palestine. For utility turn-ons, approval must be granted in advance from HUD s Field Service Manager. In cases where plumbing deficiencies exist, approval for water turn-on may be denied.

Key facts

• Clubhouse
• Community pool
• Double lot

Tags

• DOUBLE LOT
• DETACHED STUDIO SPACE
• COMMUNITY POOL
• CLUBHOUSE
• FISHING ACCESS
• BOATING ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with $240 annual fee (about $20/month)

Exterior

• Parking: Gravel parking
• Utilities: Underground utilities; Septic tank
• Home design: Single-story; Manufactured (mobile) home; Residential property; Lot approximately 60 x 70
• Construction: Aluminum/metal roof
• Exterior features: Front porch; Pool (community)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.8% in Chandler — 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 70/100 on livability (#347 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Recommended offer $130,000 (3.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $226,908
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21605 Sundown Rd	0.05mi	3/2.0	1,232 (+4%)	4mo	$70,000	$57	89
1260 Shoreline Cir	0.31mi	3/2.0	1,152 (-3%)	21mo	$295,000	$256	63
955 Beachside Dr	0.15mi	2/1.0 (-1)	1,310 (+10%)	10mo	$249,900	$191	59

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-12,194
• Equity at exit: $20,129

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,803
• 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 75758

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$56
• HOA: −$20
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $152

Break-even live

Break-even rent $1,107

Max offer price $135,000

Occupancy floor 83%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Farm to Market 315 Unit 2 Chandler, TX	2.0	1.0	1000	$1,300	$1.30	44d	1	1.08mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-19
   days on market $135,000 Active 8 DOM
2. 2026-06-18
   days on market $135,000 Active 7 DOM
3. 2026-06-17
   days on market $135,000 Active 6 DOM
4. 2026-06-16
   days on market $135,000 Active 5 DOM
5. 2026-06-15
   days on market $135,000 Active 4 DOM
6. 2026-06-14
   days on market $135,000 Active 2 DOM
7. 2026-06-13
   listed $135,000 Active 1 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: $1,086 · $91/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,384/yr (+$115/mo · 127.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$7,562
• − Property taxes: −$1,086
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$240
• − Depreciation: −$3,927
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,920/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: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Chandler

• Score: 70/100
• State rank: #347
• US rank: #7634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,357

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.16%
• Current HPI: 192.0837
• 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

+390.9% since first listed

16 events — show timeline

• 2026-06-12 Listed $135,000 GTAR
• 2022-12-09 Sold (Public Records) — Public Records
• 2013-12-02 Sold (MLS) — NTREIS
• 2013-10-07 Pending — NTREIS
• 2013-10-04 Relisted — NTREIS
• 2013-10-04 Price Changed $20,250 NTREIS
• 2013-08-05 Pending — NTREIS
• 2013-08-03 Price Changed $24,750 NTREIS
• 2013-07-31 Relisted — NTREIS
• 2013-07-15 Pending — NTREIS
• 2013-07-14 Listing Removed — NTREIS
• 2013-05-08 Pending — NTREIS
• 2013-03-20 Listed $27,500 NTREIS
• 2008-08-18 Sold (Public Records) — Public Records
• 2006-08-16 Sold (Public Records) — Public Records
• 2004-08-06 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,086 · +7.0% YoY. Source: county tax records.