104 N Oak Tree Rd · Seven Points, TX 75143

$89,500

2 bd · 2.0 ba · 540 sqft · SingleFamily · 68 Days on market

Built 2024 Good condition 0.60 ac lot $166/sqft · 161% above area

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property in Kemp, TX! Investor special or DIY dream! This 2-bedroom, 1-bath home is approximately 90% completed, offering a great opportunity to finish it out and build instant value. Located just minutes from Cedar Creek Reservoir, the property boasts a desirable location and spacious outdoor area. Ideal for a flip, rental, or vacation home with strong upside potential.

Key facts

• Desirable location
• 0.6 acre lot
• Built 2024

Tags

• APPROXIMATELY 90% COMPLETED
• DESIRABLE LOCATION
• SPACIOUS OUTDOOR AREA
• STRONG UPSIDE POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.1% in Seven Points — 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 60/100 on livability (#1,063 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• 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.
• Market conditions: 441 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $34,259
• List price: $89,500
• Delta: 161.25%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $647
• Equity at exit: $13,345

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $20,118
• Equity at exit: $7,738

Cash invested: $25,060 (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 75143

• Home prices YoY: -11.4%
• Active inventory: 441
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $238

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 73%

Sensitivity live

Price	-10% $299	-5% $269	+0% $238	+5% $207	+10% $176
Rent	-10% $152	-5% $195	+0% $238	+5% $280	+10% $323
Rate	-1.0pp $283	-0.5pp $260	base $238	+0.5pp $214	+1.0pp $191

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Pritchett Ln Unit 24 Seven Points, TX	1.0	1.0	400	$1,250	$3.12	44d	1	0.17mi
720 Pritchett Ln Unit 8 Seven Points, TX	1.0	1.0	406	$898	$2.21	25d	1	0.17mi
720 Pritchett Ln Unit 35 Seven Points, TX	1.0	1.0	400	$1,100	$2.75	23d	1	0.17mi
720 Pritchett Ln Unit 25 Seven Points, TX	1.0	1.0	400	$1,071	$2.68	23d	1	0.17mi
720 Pritchett Ln Unit 22 Seven Points, TX	2.0	1.0	560	$1,131	$2.02	4d	1	0.17mi
720 Pritchett Ln Unit 13 Seven Points, TX	1.0	1.0	406	$989	$2.44	11d	1	0.22mi
720 Pritchett Ln Unit 5 Seven Points, TX	2.0	1.5	555	$1,114	$2.01	3d	1	0.22mi

Listing history 18 events

1. 2026-06-21
   days on market $89,500 Active 68 DOM
2. 2026-06-19
   days on market $89,500 Active 66 DOM
3. 2026-06-18
   days on market $89,500 Active 65 DOM
4. 2026-06-17
   days on market $89,500 Active 64 DOM
5. 2026-06-16
   days on market $89,500 Active 63 DOM
6. 2026-06-15
   days on market $89,500 Active 62 DOM
7. 2026-06-14
   days on market $89,500 Active 60 DOM
8. 2026-06-12
   days on market $89,500 Active 59 DOM
9. 2026-06-09
   days on market $89,500 Active 56 DOM
10. 2026-06-08
    days on market $89,500 Active 55 DOM
11. 2026-06-07
    days on market $89,500 Active 54 DOM
12. 2026-06-05
    days on market $89,500 Active 51 DOM
13. 2026-06-03
    days on market $89,500 Active 50 DOM
14. 2026-06-02
    days on market $89,500 Active 49 DOM
15. 2026-06-01
    days on market $89,500 Active 48 DOM
16. 2026-05-31
    days on market $89,500 Active 47 DOM
17. 2026-05-30
    days on market $89,500 Active 46 DOM
18. 2026-04-14
    listed $95,000 Active 390-char remark

    Show marketing remark (390 chars)

    Great Investment Property in Kemp, TX! Investor special or DIY dream! This 2-bedroom, 1-bath home is approximately 90% completed, offering a great opportunity to finish it out and build instant value. Located just minutes from Cedar Creek Reservoir, the property boasts a desirable location and spacious outdoor area. Ideal for a flip, rental, or vacation home with strong upside potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,005
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,604
• Taxable income: $1,517
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,487/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 · 10 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 1-bath home is nearly completed and ready for finishing touches. It offers a great opportunity for investors to add value through cosmetic improvements and landscaping.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Install new landscaping — Improves curb appeal and enhances property value
• Both Install new flooring in kitchen and bathrooms — Enhances functionality and aesthetics
• Both Install new appliances in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install new landscaping — Improves curb appeal and enhances property value ↑
• Both Install new flooring in kitchen and bathrooms — Enhances functionality and aesthetics ↑
• Both Install new appliances in kitchen — Enhances functionality and aesthetics ↑

ⓘ 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: 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

Livability — Seven Points

• Score: 60/100
• State rank: #1063
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Points, TX
• Population (ZIP): 14,676

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -42.99%
• Current HPI: 332.57
• 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

1 event — show timeline

• 2026-04-14 Listed $95,000 NTREIS