Oak Plan · Terrell, TX 75160

$299,990

4 bd · 2.5 ba · 1,872 sqft · SingleFamily · 60 Days on market

Good condition 2-car garage

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Oak floor plan by Impression Homes is a versatile and expansive two-story floor plan designed for those looking for a little extra space without sacrificing style. With an emphasis on open concept living and flexible room configurations, this home provides a perfect backdrop for both daily life and grand entertaining. The Oak#8217;s layout is centered around a spacious family room that serves as the heart of the home. Gourmet Kitchen: The kitchen overlooks the living area and includes a walk-in pantry for ample storage.

Key facts

• Gourmet kitchen
• 2 garage spots
• Listed 60 days

Tags

• GOURMET KITCHEN
• PRIVATE PRIMARY RETREAT
• SMART LIVING TECHNOLOGY
• DEDICATED UTILITY ROOM

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,020.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.5% below list).
• Recommended offer: $208k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Terrell ISD (town): math 25% / reading 30% proficiency, ranked #677 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W H Burnett El (329 students, 79% FRL); Herman Furlough Jr Middle (math 28% / reading 28%, grade F, #1,143 of 1,662 statewide, top 69%, 1,168 students, 64% FRL); Terrell H S (math 24% / reading 38%, grade F, #1,077 of 1,632 statewide, top 66%, 1,466 students, 56% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 572 active listings in the ZIP; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 60 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,348 (30.5% 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 60 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $308,020
• List price: $299,990
• Delta: -2.61%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Bandit Trl	0.21mi	4/2.0	1,791 (-4%)	2mo	$308,020	$172	80
218 Van Horn Dr	0.26mi	4/2.0	1,791 (-4%)	1mo	$304,990	$170	78
1915 Reveille Way	0.34mi	4/2.0	1,791 (-4%)	6mo	$323,490	$181	70
116 Coyote Cir	0.28mi	3/2.0 (-1)	1,770 (-5%)	6mo	$324,999	$184	66
108 Bandit	0.20mi	3/2.0 (-1)	1,770 (-5%)	14mo	$315,955	$179	63
2007 Reveille Way	0.34mi	4/2.0	2,088 (+12%)	0mo	$353,490	$169	62
1903 Reveille Way	0.30mi	4/2.0	2,088 (+12%)	4mo	$353,490	$169	62
118 Van Horn Dr	0.15mi	4/2.5	2,135 (+14%)	11mo	$333,274	$156	60
110 Bandit	0.21mi	3/2.0 (-1)	1,617 (-14%)	9mo	$292,999	$181	53
121 Van Horn	0.19mi	3/2.0 (-1)	1,593 (-15%)	9mo	$276,999	$174	52
106 Bandit	0.20mi	3/2.0 (-1)	1,618 (-14%)	14mo	$299,333	$185	50
111 Van Horn	0.17mi	3/2.0 (-1)	1,593 (-15%)	14mo	$286,116	$180	49

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-80,625
• Equity at exit: $45,927

10-year hold

• IRR: -26.6%
• Equity multiple: -0.27×
• Total profit: $-109,667
• Equity at exit: $26,632

Cash invested: $86,246 (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: 61 active · 13 under contract
• Months of supply: 45.8 mo (2%/mo absorbed)
• Median asking: $319,990 ($169/sqft)
• Median days on market: 75 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75160

• Home prices YoY: -13.2%
• Active inventory: 572
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,620/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-483

Break-even live

Break-even rent $2,695

Max offer price $238,171

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-376	+0% $-483	+5% $-589	+10% $-696
Rent	-10% $-647	-5% $-565	+0% $-483	+5% $-400	+10% $-318
Rate	-1.0pp $-328	-0.5pp $-404	base $-483	+0.5pp $-563	+1.0pp $-644

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: $77,005
• Closing costs: $9,241
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 111 Aston Way, Terrell, TX 75160
• Financial info: List price $299,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named OakSingle-family home (Plan)Active listing
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 1,872

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area

Listing history 45 events

1. 2026-07-26
   days on market $299,990 Active 60 DOM
2. 2026-07-24
   days on market $299,990 Active 58 DOM
3. 2026-07-23
   days on market $299,990 Active 57 DOM
4. 2026-07-22
   days on market $299,990 Active 56 DOM
5. 2026-07-21
   days on market $299,990 Active 55 DOM
6. 2026-07-20
   days on market $299,990 Active 54 DOM
7. 2026-07-18
   days on market $299,990 Active 52 DOM
8. 2026-07-18
   days on market $299,990 Active 51 DOM
9. 2026-07-16
   days on market $299,990 Active 50 DOM
10. 2026-07-15
    days on market $299,990 Active 49 DOM
11. 2026-07-14
    days on market $299,990 Active 48 DOM
12. 2026-07-13
    days on market $299,990 Active 47 DOM
13. 2026-07-13
    days on market $299,990 Active 46 DOM
14. 2026-07-11
    days on market $299,990 Active 45 DOM
15. 2026-07-10
    days on market $299,990 Active 44 DOM
16. 2026-07-09
    days on market $299,990 Active 43 DOM
17. 2026-07-07
    days on market $299,990 Active 41 DOM
18. 2026-07-06
    days on market $299,990 Active 40 DOM
19. 2026-07-06
    days on market $299,990 Active 39 DOM
20. 2026-07-05
    days on market $299,990 Active 38 DOM
21. 2026-07-03
    days on market $299,990 Active 37 DOM
22. 2026-07-02
    days on market $299,990 Active 36 DOM
23. 2026-07-01
    days on market $299,990 Active 35 DOM
24. 2026-06-30
    days on market $299,990 Active 34 DOM
25. 2026-06-29
    days on market $299,990 Active 33 DOM
26. 2026-06-28
    days on market $299,990 Active 32 DOM
27. 2026-06-27
    days on market $299,990 Active 31 DOM
28. 2026-06-26
    days on market $299,990 Active 30 DOM
29. 2026-06-24
    days on market $299,990 Active 28 DOM
30. 2026-06-22
    days on market $299,990 Active 26 DOM
31. 2026-06-21
    days on market $299,990 Active 25 DOM
32. 2026-06-18
    days on market $299,990 Active 22 DOM
33. 2026-06-17
    days on market $299,990 Active 21 DOM
34. 2026-06-16
    days on market $299,990 Active 20 DOM
35. 2026-06-15
    days on market $299,990 Active 19 DOM
36. 2026-06-13
    days on market $299,990 Active 17 DOM
37. 2026-06-13
    days on market $299,990 Active 16 DOM
38. 2026-06-09
    days on market $299,990 Active 13 DOM
39. 2026-06-08
    days on market $299,990 Active 12 DOM
40. 2026-06-07
    days on market $299,990 Active 11 DOM
41. 2026-06-04
    days on market $299,990 Active 8 DOM
42. 2026-06-03
    days on market $299,990 Active 7 DOM
43. 2026-06-02
    days on market $299,990 Active 6 DOM
44. 2026-06-01
    days on market $299,990 Active 5 DOM
45. 2026-05-31
    days on market $299,990 Active 4 DOM

ⓘ 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: $25,002
• − Mortgage interest: −$17,254
• − Property taxes: −$4,620
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$8,961
• Taxable loss: −$11,373
• Est. tax savings @ 24.0%: +$2,730
• After-tax cash flow: $-3,063/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 two-story home in Terrell, TX, is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary W H Burnett El Middle Herman Furlough Jr Middle F TX #1,143/1,662 Nat'l #9,545/14,009 High Terrell H S F TX #1,077/1,632 Nat'l #10,806/17,239

Schools (NCES district)

• District: Terrell ISD
• NCES district ID: 4842450
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $44,265
• Composite: 23.57/100
• National rank: #7855
• State rank: #677 of 826 in TX

C Composite livability gradescore 67/100

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 138,716 people
• City population: 28,206
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,206
• Household income: $71,801
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 13% 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 0.64)
• Race & ethnicity: White 46% Hispanic / Latino 33% Two or more races 19% Black 18%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 11% · Canada
• Languages at home: 75% English-only · Spanish 24% Russian/Polish/Slavic 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: ▼ -42.39%
• Current HPI: 278.507
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Property features AI

Finance

• Other: Address: 111 Aston Way, Terrell, TX 75160
• Financial info: List price $299,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named OakSingle-family home (Plan)Active listing
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 1,872

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area