2804 Highgarden Trl · Crandall, TX 75114

$200,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 43 Days on market

Built 2020 Good condition 4,400 sqft lot Garage $152/sqft · 18% below area Est $244k · 18% under $50/mo HOA · 2% of rent

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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 +9.7/30.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

• MOVE-IN-READY HOME
• WORLD-CLASS AMENITIES
• SPACIOUS BACKYARD
• CLUBHOUSE
• RUSTED RAIL GOLF COURSE
• SHOPS AT FORNEY

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 $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $177k (11.6% 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: 956 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 43 days — a 3% lower offer ($194k) 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 $176,715 (11.6% 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 43 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 8.2

CMA / ARV

• ARV (median comp): $244,259
• List price: $200,000
• Delta: -18.12%
• 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
3713 Pronghorn Ln	0.31mi	3/2.0	1,390 (+5%)	2mo	$219,000	$158	74
2810 Bakers Bnd	0.48mi	3/2.0	1,335 (+1%)	2mo	$275,740	$207	74
2319 Felly Dr	0.52mi	3/2.0	1,335 (+1%)	2mo	$245,740	$184	72
2210 Bosque Trl	0.55mi	3/2.0	1,335 (+1%)	1mo	$248,740	$186	71
2205 Bosque Trl	0.57mi	3/2.0	1,335 (+1%)	1mo	$249,730	$187	70
2566 Russell St	0.29mi	3/2.0	1,451 (+10%)	1mo	$189,900	$131	69
2076 Puma St	0.14mi	3/2.0	1,515 (+15%)	2mo	$230,000	$152	67
3113 Prairie Hill Grv	0.18mi	3/2.0	1,514 (+15%)	0mo	$214,900	$142	67
2554 Russell St	0.24mi	3/2.0	1,489 (+13%)	0mo	$230,000	$154	67
6022 Midsummer Dr	0.74mi	3/2.0	1,335 (+1%)	2mo	$259,740	$195	62
3664 Mildren Bnd	0.59mi	3/2.0	1,451 (+10%)	2mo	$239,999	$165	54
6157 Sessions Way	0.69mi	3/2.0	1,442 (+9%)	0mo	$258,240	$179	52

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-40,554
• Equity at exit: $29,821

10-year hold

• IRR: -13.8%
• Equity multiple: 0.19×
• Total profit: $-45,111
• 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.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 53 active · 68 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $240,000 ($166/sqft)
• Median days on market: 56 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +11.7% 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: 956
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$556 /mo · $6,668/yr
• Insurance: −$83
• HOA: −$50
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-132

Break-even live

Break-even rent $2,200

Max offer price $176,715

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-75	+0% $-132	+5% $-188	+10% $-245
Rent	-10% $-292	-5% $-212	+0% $-132	+5% $-52	+10% $29
Rate	-1.0pp $-31	-0.5pp $-81	base $-132	+0.5pp $-184	+1.0pp $-236

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	93d	1	0.15mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	93d	1	0.18mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	93d	1	0.18mi
2530 Russell St Crandall, TX	3.0	2.0	1545	$2,100	$1.36	26d	1	0.19mi
2530 Russell St Crandall, TX	3.0	2.0	1545	$2,100	$1.36	28d	1	0.19mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	66d	1	0.22mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	43d	1	0.25mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	93d	1	0.29mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	37d	1	0.30mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	40d	1	0.30mi
2014 Serval Ln Crandall, TX	3.0	2.0	1613	$2,545	$1.58	2d	1	0.31mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	43d	1	0.31mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	93d	1	0.32mi
2983 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,649	$1.15	23d	1	0.33mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	0.35mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	74d	1	0.35mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	93d	1	0.36mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,579	$1.10	32d	1	0.38mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,645	$1.30	38d	1	0.38mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	0.39mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	74d	1	0.41mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	48d	1	0.42mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	43d	1	0.45mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	93d	1	0.47mi
3702 Haydon Hill Rd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.52mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	74d	1	0.59mi
2402 Hesperus Ave Crandall, TX	2.0	1.0	1011	$1,745	$1.73	2d	1	0.69mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	93d	1	0.69mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	52d	1	0.69mi
2403 Hesperus Ave Crandall, TX	3.0	2.0	1445	$1,750	$1.21	21d	1	0.69mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	74d	1	0.69mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	52d	1	0.71mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	93d	1	0.72mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0–2.5	1533	$2,331	$1.52	0d	6	0.72mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,844	$1.49	17d	1	0.73mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,665	$1.36	34d	1	0.76mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,850	$1.33	30d	1	0.86mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	93d	1	0.95mi
1925 Wild Orchard Ln Crandall, TX	3.0	2.0	1266	$1,850	$1.46	26d	1	1.01mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	93d	1	1.02mi

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 11 events

1. 2026-08-08
   days on market $200,000 Active 43 DOM
2. 2026-08-06
   days on market $200,000 Active 41 DOM
3. 2026-08-05
   days on market $200,000 Active 40 DOM
4. 2026-08-04
   days on market $200,000 Active 39 DOM
5. 2026-08-03
   status $200,000 Active 38 DOM
6. 2026-06-02
   statusdays on market $200,000 Pending 38 DOM
7. 2026-06-01
   days on market $200,000 Active Option Contract 37 DOM
8. 2026-05-31
   days on market $200,000 Active Option Contract 36 DOM
9. 2026-05-03
   status Active 604-char remark
10. 2026-04-29
    historical Active Option Contract 604-char remark
11. 2026-04-25
    listed $200,000 Active 604-char remark

ⓘ 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

Taxation est. · year 1

• Rental income: $24,395
• − Mortgage interest: −$11,203
• − Property taxes: −$6,668
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$600
• − Depreciation: −$5,818
• Taxable loss: −$4,797
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $-430/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 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: 12.7% rent · 87.3% own
• Severe rent burden: 5% 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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 14%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 71% English-only · Spanish 27% Other Indo-European 1%

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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: ▼ -71.61%
• Current HPI: 196.4773
• Rent YoY: —
• 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

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

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%/yr

Latest (2025): $6,668 · -9.1% YoY. Source: county tax records.