2804 Highgarden Trl · Crandall, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D+ 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
- Cash flow +8.9/30.0
- 1% rule +5.0/10.0
- Condition / age +4.0/5.0
- Schools +3.9/10.0
- Livability +3.4/5.0
- DSCR +2.5/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$200,000
2804 Highgarden Trl · Crandall, TX 75114
3 bd · 2.0 ba · 1,320 sqft · SingleFamily
public records
· 126 Days on market
Built 2020
4,400 sqft lot
Garage
$152/sqft
· 18% below area
Est $243k · 18% under
$50/mo HOA · 3% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Looking for the perfect move-in-ready home with world-class amenities? Welcome to Wildcat Ranch! This stunning property puts you in the center of one of North Texas’ fastest-growing communities. Just minutes from the heart of Crandall and a quick commute to the Metroplex, you’re perfectly positioned near local favorites like the Rusted Rail Golf Course and the shops at Forney and Terrell. Whether you’re hosting a BBQ in your spacious backyard or meeting neighbors at the clubhouse, 2804 Highgarden is the retreat you’ve been searching for. Refrigerator is included in sale.
Key facts
- Move-in-ready home
- Spacious backyard
- Clubhouse
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $171k (14.3% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.3% below list).
- Recommended offer: $171k (14.3% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 68/100 on livability (#507 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
- Crandall ISD (rural): math 36% / reading 42% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Noble Reed (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 595 students, 74% FRL); Crandall Middle (math 38% / reading 42%, grade F, #646 of 1,662 statewide, top 40%, 983 students, 60% FRL); Crandall H S (math 33% / reading 53%, grade F, #713 of 1,632 statewide, top 44%, 1,707 students, 56% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 1365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
- Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 126 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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
- Watch-outs: property tax is 3.3% of price.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$171,404
(14.3% below list)
Questions for the listing agent
- 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?
- It's been on market 126 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- 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.
- 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.
- 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
- 1.00% ✗
- Cap rate
- 5.32%
- Cash-on-cash
- -3.47%
- DSCR
- 0.85
- GRM
- 8.4
CMA / ARV
- ARV (median comp)
- $243,383
- List price
- $200,000
- Delta
- -17.82%
- 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 |
|---|---|---|---|---|---|---|---|
| 3927 Kipling Dr | 0.34mi | 3/2.0 | 1,390 (+5%) | 0mo | $189,900 | $137 | 75 |
| 2568 Russell St | 0.30mi | 3/2.0 | 1,400 (+6%) | 1mo | $194,880 | $139 | 75 |
| 2807 Gose Ln | 0.51mi | 3/2.0 | 1,335 (+1%) | 2mo | $227,240 | $170 | 73 |
| 3352 Beckwith Way | 0.42mi | 3/2.0 | 1,266 (-4%) | 2mo | $198,900 | $157 | 72 |
| 2214 Nightgrove Cir | 0.24mi | 3/2.0 | 1,474 (+12%) | 2mo | $208,000 | $141 | 67 |
| 5931 Bobbie Jo Ln | 0.71mi | 3/2.0 | 1,335 (+1%) | 0mo | $232,740 | $174 | 65 |
| 3113 Prairie Hill Grv | 0.18mi | 3/2.0 | 1,514 (+15%) | 3mo | $214,900 | $142 | 64 |
| 2554 Russell St | 0.24mi | 3/2.0 | 1,489 (+13%) | 3mo | $230,000 | $154 | 64 |
| 1506 Highbridge Bvld | 0.55mi | 3/2.0 | 1,232 (-7%) | 3mo | $151,200 | $123 | 61 |
| 5927 Bobbie Jo Ln | 0.71mi | 3/2.0 | 1,442 (+9%) | 1mo | $238,240 | $165 | 51 |
| 2502 Coronado Way | 0.70mi | 3/2.0 | 1,450 (+10%) | 0mo | $179,900 | $124 | 50 |
| 6157 Sessions Way | 0.69mi | 3/2.0 | 1,442 (+9%) | 4mo | $258,240 | $179 | 50 |
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
- -21.9%
- Equity multiple
- 0.24×
- Total profit
- $-42,470
- Equity at exit
- $29,821
10-year hold
- IRR
- -15.5%
- Equity multiple
- 0.12×
- Total profit
- $-49,248
- Equity at exit
- $17,292
Cash invested: $56,000 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 68 active · 130 under contract
- Months of supply
- 5.7 mo (18%/mo absorbed)
- Median asking
- $227,000 ($164/sqft)
- Median days on market
- 81 d
- This list price
- 7% of active listings are priced below it
- ARV vs active asking
- +12.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75114
- Home prices YoY
- -26.7%
- Active inventory
- 1365
- Price-to-rent
- 8.4×
Monthly cashflow live
↻
- Estimated rent
- $1,995 high interval (Pro) →
- Mortgage (P&I)
- −$1,049
- Tax from tax record
- −$556 /mo · $6,668/yr
- Insurance
- −$83
- HOA
- −$50
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$419
- Net cashflow
- $-162
Break-even live
Break-even rent
$2,200
Max offer price
$171,404
Occupancy floor
—
Sensitivity live
| Price | -10% $-49 | -5% $-105 | +0% $-162 | +5% $-218 | +10% $-275 |
|---|---|---|---|---|---|
| Rent | -10% $-319 | -5% $-241 | +0% $-162 | +5% $-83 | +10% $-4 |
| Rate | -1.0pp $-61 | -0.5pp $-111 | base $-162 | +0.5pp $-214 | +1.0pp $-266 |
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
- $50,000
- Closing costs
- $6,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2833 Highgarden Trl Crandall, TX | 3.0 | 2.0 | 1500 | $1,525 | $1.02 | 10d | 1 | 0.12mi |
| 2117 Ocelot St Crandall, TX | 3.0 | 2.0 | 1481 | $1,875 | $1.27 | 184d | 1 | 0.15mi |
| 2043 Serval Ln Crandall, TX | 3.0 | 2.0 | 1544 | $2,100 | $1.36 | 184d | 1 | 0.18mi |
| 2127 Ocelot St Crandall, TX | 3.0 | 2.0 | 1383 | $2,300 | $1.66 | 10d | 1 | 0.18mi |
| 2127 Ocelot St Crandall, TX | 3.0 | 2.0 | 1383 | $2,200 | $1.59 | 184d | 1 | 0.18mi |
| 2530 Russell St Crandall, TX | 3.0 | 2.0 | 1545 | $2,100 | $1.36 | 118d | 1 | 0.19mi |
| 2530 Russell St Crandall, TX | 3.0 | 2.0 | 1545 | $2,100 | $1.36 | 119d | 1 | 0.19mi |
| 3480 Mildren Bnd Crandall, TX | 3.0 | 2.0 | 1290 | $1,900 | $1.47 | 10d | 1 | 0.21mi |
| 3324 Price Trl Crandall, TX | 3.0 | 2.0 | 1296 | $1,995 | $1.54 | 157d | 1 | 0.22mi |
| 2505 Milne Ct Crandall, TX | 3.0 | 2.0 | 1450 | $2,500 | $1.72 | 135d | 1 | 0.25mi |
| 2962 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,640 | $1.30 | 38d | 1 | 0.28mi |
| 2960 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1440 | $2,000 | $1.39 | 184d | 1 | 0.29mi |
| 2980 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,860 | $1.47 | 131d | 1 | 0.30mi |
| 2980 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,860 | $1.47 | 128d | 1 | 0.30mi |
| 2014 Serval Ln Crandall, TX | 3.0 | 2.0 | 1613 | $1,795 | $1.11 | 1d | 1 | 0.31mi |
| 2961 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,855 | $1.47 | 71d | 1 | 0.31mi |
| 2973 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1440 | $1,665 | $1.16 | 184d | 1 | 0.32mi |
| 2955 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,600 | $1.26 | 9d | 1 | 0.32mi |
| 2955 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,600 | $1.26 | 10d | 1 | 0.32mi |
| 2983 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1440 | $1,649 | $1.15 | 114d | 1 | 0.33mi |
| 2991 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1266 | $1,895 | $1.50 | 135d | 1 | 0.35mi |
| 3104 Helix Bay Dr Crandall, TX | 3.0 | 2.0 | 1266 | $1,675 | $1.32 | 165d | 1 | 0.35mi |
| 3121 Helix Bay Dr Crandall, TX | 3.0 | 2.0 | 1440 | $1,675 | $1.16 | 184d | 1 | 0.36mi |
| 3103 Helix Bay Dr Crandall, TX | 3.0 | 2.0 | 1440 | $1,579 | $1.10 | 123d | 1 | 0.38mi |
| 3101 Helix Bay Dr Crandall, TX | 3.0 | 2.0 | 1266 | $1,645 | $1.30 | 130d | 1 | 0.38mi |
| 3007 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1440 | $1,950 | $1.35 | 71d | 1 | 0.39mi |
| 4152 Silverstein St Crandall, TX | 3.0 | 2.0 | 1266 | $1,925 | $1.52 | 165d | 1 | 0.41mi |
| 3352 Beckwith Way Crandall, TX | 3.0 | 2.0 | 1266 | $1,750 | $1.38 | 140d | 1 | 0.42mi |
| 4178 Silverstein St Crandall, TX | 3.0 | 2.0 | 1266 | $2,000 | $1.58 | 10d | 1 | 0.42mi |
| 3338 Beckwith Way Crandall, TX | 3.0 | 2.0 | 1421 | $1,800 | $1.27 | 25d | 1 | 0.43mi |
| 3338 Beckwith Way Unit n/a Crandall, TX | 3.0 | 2.0 | 1440 | $2,000 | $1.39 | 53d | 1 | 0.43mi |
| 3338 Beckwith Way Crandall, TX | 3.0 | 2.0 | 1440 | $1,850 | $1.28 | 0d | 1 | 0.43mi |
| 3338 Beckwith Way Unit n/a Crandall, TX | 3.0 | 2.0 | 1440 | $2,000 | $1.39 | 10d | 1 | 0.43mi |
| 4171 Silverstein St Crandall, TX | 3.0 | 2.0 | 1311 | $1,900 | $1.45 | 135d | 1 | 0.45mi |
| 3315 Beckwith Way Crandall, TX | 3.0 | 2.0 | 1440 | $1,685 | $1.17 | 184d | 1 | 0.47mi |
| 3427 Big Antero Ln Crandall, TX | 3.0 | 2.0 | 1155 | $1,150 | $1.00 | 46d | 1 | 0.48mi |
| 3702 Haydon Hill Rd Crandall, TX | 3.0 | 2.0 | 1266 | $1,650 | $1.30 | 96d | 1 | 0.52mi |
| 3072 Wallace Wells Ct Crandall, TX | 3.0 | 2.0 | 1017 | $1,500 | $1.47 | 165d | 1 | 0.59mi |
| 2318 Great Belt Blvd Crandall, TX | 3.0 | 2.0 | 1440 | $1,635 | $1.14 | 10d | 1 | 0.68mi |
| 2318 Great Belt Blvd Crandall, TX | 3.0 | 2.0 | 1440 | $1,635 | $1.14 | 21d | 1 | 0.68mi |
Property features AI
Finance
- Other
- Located in Wildcat Ranch Ph 2 subdivisionCounty: Kaufman
- Financial info
- Accepts Cash, Conventional, FHA, VA loan, and 1031 Exchange
- HOA & community
- Mandatory HOAHOA fees $300 semi-annuallyHOA includes full use of facilities, grounds maintenance, and management feesHOA managed by Wildcat Ranch HOA / Principal Management Group
Exterior
- Parking
- 2 covered parking spaces2-car attached garageDrivewayAdditional parkingOn-street parkingGarage door openerLighted concrete parking
- Security
- Audio and video surveillance devices present
- Utilities
- City waterCity sewerElectricity availableMunicipal utility district
- Home design
- Single family residenceOne storyResidential propertySmart home features
- Construction
- Built in 2020Brick and other construction materials
- Exterior features
- Less than 0.5 acre lotSidewalks and curbsAll-weather roadOther
Interior
- Kitchen
- DishwasherDisposalElectric cooktopElectric ovenElectric rangeRefrigeratorPantryEat-in kitchen
- Bedrooms
- Primary bedroom on level 1Total of 3 bedrooms
- Bathrooms
- 2 full bathrooms
- Interior features
- Open floorplanEat-in kitchenGranite countersPantryCable TV availableHigh speed internet availableSmart home systemOther
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-11-08days on market $200,000 Active 126 DOM
-
2026-11-07days on market $200,000 Active 125 DOM
-
2026-11-06days on market $200,000 Active 124 DOM
-
2026-11-05days on market $200,000 Active 123 DOM
-
2026-11-04days on market $200,000 Active 122 DOM
-
2026-11-02days on market $200,000 Active 120 DOM
-
2026-11-01days on market $200,000 Active 119 DOM
-
2026-10-31days on market $200,000 Active 118 DOM
-
2026-10-30days on market $200,000 Active 117 DOM
-
2026-10-29days on market $200,000 Active 116 DOM
-
2026-10-28days on market $200,000 Active 115 DOM
-
2026-10-27days on market $200,000 Active 114 DOM
-
2026-10-26days on market $200,000 Active 113 DOM
-
2026-10-25days on market $200,000 Active 112 DOM
-
2026-10-24days on market $200,000 Active 111 DOM
-
2026-10-23days on market $200,000 Active 110 DOM
-
2026-10-22days on market $200,000 Active 109 DOM
-
2026-10-21days on market $200,000 Active 108 DOM
-
2026-10-20days on market $200,000 Active 107 DOM
-
2026-10-19days on market $200,000 Active 106 DOM
-
2026-10-18days on market $200,000 Active 105 DOM
-
2026-10-17days on market $200,000 Active 104 DOM
-
2026-10-16days on market $200,000 Active 103 DOM
-
2026-10-15days on market $200,000 Active 102 DOM
-
2026-10-14days on market $200,000 Active 101 DOM
-
2026-10-13days on market $200,000 Active 100 DOM
-
2026-10-12days on market $200,000 Active 99 DOM
-
2026-10-11days on market $200,000 Active 98 DOM
-
2026-10-10statusdays on market $200,000 Active 97 DOM
-
2026-10-01status $200,000 Pending 96 DOM
-
2026-09-30days on market $200,000 Active Option Contract 96 DOM
-
2026-09-29days on market $200,000 Active Option Contract 95 DOM
-
2026-09-28days on market $200,000 Active Option Contract 94 DOM
-
2026-09-27days on market $200,000 Active Option Contract 93 DOM
-
2026-09-26days on market $200,000 Active Option Contract 92 DOM
-
2026-09-25days on market $200,000 Active Option Contract 91 DOM
-
2026-09-24days on market $200,000 Active Option Contract 90 DOM
-
2026-09-23statusdays on market $200,000 Active Option Contract 89 DOM
-
2026-09-22days on market $200,000 Active 88 DOM
-
2026-09-21days on market $200,000 Active 87 DOM
-
2026-09-20days on market $200,000 Active 86 DOM
-
2026-09-19days on market $200,000 Active 85 DOM
-
2026-09-18days on market $200,000 Active 84 DOM
-
2026-09-17days on market $200,000 Active 83 DOM
-
2026-09-16days on market $200,000 Active 82 DOM
-
2026-09-15days on market $200,000 Active 81 DOM
-
2026-09-14days on market $200,000 Active 80 DOM
-
2026-09-13days on market $200,000 Active 79 DOM
-
2026-09-12days on market $200,000 Active 78 DOM
-
2026-09-11days on market $200,000 Active 77 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
- $6,668 · $556/mo
- Projected year-2 tax
- $6,668 · $556/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 6/10 Major
- Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
- Wind 6/10 Major 27% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $23,938
- − Mortgage interest
- −$11,203
- − Property taxes
- −$6,668
- − Insurance
- −$1,000
- − Repairs & maintenance
- −$1,915
- − Management
- −$1,915
- − HOA
- −$600
- − Depreciation
- −$5,818
- Taxable loss
- −$5,181
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,243
- After-tax cash flow
- $-699/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
80/100
Cosmetic rehab
Est. rehab $6,600–$19,800 screening
This move-in-ready home in a desirable neighborhood offers a good condition with modern amenities and a well-maintained exterior. A fresh coat of paint and some landscaping improvements would further enhance its curb appeal and value.
Value-add opportunities
- Resale paint exterior — enhances curb appeal ↑
- Both landscaping — improves curb appeal and enhances property value ↑
- Both HVAC maintenance — improves comfort and energy efficiency ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 39/100
Zoned Schools
Elementary
Noble Reed
F
TX #2,149/4,322
Nat'l #24,299/41,679
Middle
Crandall Middle
F
TX #646/1,662
Nat'l #6,005/14,009
High
Crandall H S
F
TX #713/1,632
Nat'l #7,439/17,239
Schools (NCES district)
- District
- Crandall ISD
- NCES district ID
- 4815510
- Math proficiency
- 36% ▼ -13.00%
- Reading proficiency
- 42% ▼ -8.00%
- Median HH income
- $70,076
- Composite
- 35.57/100
- National rank
- #4901
- State rank
- #351 of 826 in TX
C
Composite livability gradescore 68/100
Livability — Crandall
- Score
- 68/100
- State rank
- #507
- US rank
- #10022
Category grades
Amenities F
Commute F
Cost of living A+
Crime F
Employment A+
Housing A+
Health & safety B+
User ratings B
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Kaufman County · 138,716 people
- City population
- 9,333
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 9,333
- Household income
- $88,013
- Rent vs Own
- Severe rent burden
- 5% of renters
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%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.62)
- Race & ethnicity
- White 48% Hispanic / Latino 36% Two or more races 14% Black 14%
- Hispanic origin (detail)
- Mexican 34%
- Languages at home
- 71% English-only · Spanish 27% Other Indo-European 1%
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
- ▼ -71.61%
- Current HPI
- 196.4773
- Rent YoY
- —
- Metro
- Dallas-Fort Worth-Arlington, 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
5 events — show timeline
- 2026-06-02 Pending — NTREIS
- 2026-05-23 Contingent — NTREIS
- 2026-05-03 Relisted — NTREIS
- 2026-04-29 Contingent — NTREIS
- 2026-04-25 Listed $200,000 NTREIS
Property tax history
+71.8%/yrLatest (2025): $6,668 · -9.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…