1905 Wild Orchard Ln · Heartland, TX 75114

$210,000

3 bd · 2.0 ba · 1,247 sqft · Land public records · 74 Days on market

Built 2024 6,011 sqft lot $168/sqft · at area comps Est $216k · at est. $96/mo HOA · 5% 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 +8.8/15.0
• Cash flow +8.5/30.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1905 Wild Orchard Lane in Crandall, TX—a beautifully maintained home offering comfort, functionality, and modern style. This spacious property features an open-concept layout with a bright living area that flows seamlessly into the kitchen and dining space, perfect for both everyday living and entertaining. The kitchen is equipped with ample cabinetry, generous counter space, and modern appliances, making it ideal for home chefs. The primary suite provides a private retreat with a well-appointed ensuite bathroom and a walk-in closet. Additional bedrooms are generously sized and offer flexibility for family, guests, or a home office. Step outside to a large backyard with plenty of space for outdoor activities, gatherings, or future customization. Located in a growing community with convenient access to schools, shopping, and major highways, this home combines small-town charm with easy connectivity to the Dallas area. Don’t miss the opportunity to make this move-in ready home yours—schedule your showing today!

Key facts

• Ample cabinetry
• Modern appliances
• Private retreat

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• MODERN APPLIANCES
• PRIVATE RETREAT
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $210k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (4.8% below list).
• Recommended offer: $177k (15.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Nola Kathryn Wilson El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 596 students, 59% 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 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $177,098 (15.7% 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 74 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 8.7

CMA / ARV

• ARV (median comp): $216,314
• List price: $210,000
• Delta: -2.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-45,667
• Equity at exit: $31,312

10-year hold

• IRR: -16.4%
• Equity multiple: 0.08×
• Total profit: $-54,132
• Equity at exit: $18,157

Cash invested: $58,800 (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 75114

• Home prices YoY: -26.7%
• Active inventory: 802
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$482 /mo · $5,780/yr
• Insurance: −$88
• HOA: −$96
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-186

Break-even live

Break-even rent $2,236

Max offer price $177,098

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-127	+0% $-186	+5% $-246	+10% $-305
Rent	-10% $-344	-5% $-265	+0% $-186	+5% $-107	+10% $-28
Rate	-1.0pp $-80	-0.5pp $-133	base $-186	+0.5pp $-241	+1.0pp $-296

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	3d	1	0.08mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	45d	1	0.10mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,242	$1.39	0d	1	0.16mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	45d	1	0.20mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,740	$1.43	1d	1	0.38mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	45d	1	0.41mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	0.43mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	0.44mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	45d	1	0.50mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	26d	1	0.53mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	0.59mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.62mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	0.63mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	0.75mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	0.77mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.82mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	45d	1	0.88mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	0.89mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	1d	1	0.91mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	4d	1	0.93mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	45d	1	0.93mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	0.94mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	26d	1	0.94mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	0.95mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	0d	1	0.96mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	0.96mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	45d	1	0.97mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	45d	1	1.00mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	14d	1	1.02mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	4d	1	1.06mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	19d	1	1.06mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	20d	1	1.21mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	45d	1	1.26mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 18 events

1. 2026-06-21
   days on market $210,000 Active 74 DOM
2. 2026-06-18
   days on market $210,000 Active 71 DOM
3. 2026-06-17
   days on market $210,000 Active 70 DOM
4. 2026-06-16
   days on market $210,000 Active 69 DOM
5. 2026-06-15
   days on market $210,000 Active 68 DOM
6. 2026-06-13
   days on market $210,000 Active 66 DOM
7. 2026-06-09
   days on market $210,000 Active 62 DOM
8. 2026-06-08
   days on market $210,000 Active 61 DOM
9. 2026-06-07
   days on market $210,000 Active 60 DOM
10. 2026-06-04
    days on market $210,000 Active 57 DOM
11. 2026-06-03
    days on market $210,000 Active 56 DOM
12. 2026-06-02
    days on market $210,000 Active 55 DOM
13. 2026-06-01
    days on market $210,000 Active 54 DOM
14. 2026-05-31
    days on market $210,000 Active 53 DOM
15. 2026-04-07
    listed $210,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Welcome to 1905 Wild Orchard Lane in Crandall, TX—a beautifully maintained home offering comfort, functionality, and modern style. This spacious property features an open-concept layout with a bright living area that flows seamlessly into the kitchen and dining space, perfect for both everyday living and entertaining. The kitchen is equipped with ample cabinetry, generous counter space, and modern appliances, making it ideal for home chefs. The primary suite provides a private retreat with a well-appointed ensuite bathroom and a walk-in closet. Additional bedrooms are generously sized and offer flexibility for family, guests, or a home office. Step outside to a large backyard with plenty of space for outdoor activities, gatherings, or future customization. Located in a growing community with convenient access to schools, shopping, and major highways, this home combines small-town charm with easy connectivity to the Dallas area. Don’t miss the opportunity to make this move-in ready home yours—schedule your showing today!

16. 2024-10-30
    soldstatus Closed 536-char remark

    Show marketing remark (536 chars)

    LENNAR Cottage Collection at Eastland- Windhaven II Floorplan - This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner’s suite, which features a walk-in closet and full bathroom. THIS IS COMPLETE NOVEMBER 2024! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2024-08-20
    status Pending 536-char remark

    Show marketing remark (536 chars)

    LENNAR Cottage Collection at Eastland- Windhaven II Floorplan - This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner’s suite, which features a walk-in closet and full bathroom. THIS IS COMPLETE NOVEMBER 2024! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2024-08-19
    listed $201,999 Active 536-char remark

    Show marketing remark (536 chars)

    LENNAR Cottage Collection at Eastland- Windhaven II Floorplan - This single-story home has a classic layout for young families. The front door leads to a foyer with a laundry room attached, while down the hall is the open concept living area with a family room, dining room and kitchen. Adjacent are three bedrooms, including the owner’s suite, which features a walk-in closet and full bathroom. THIS IS COMPLETE NOVEMBER 2024! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $5,780 · $482/mo
• Projected year-2 tax: $5,780 · $482/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,003
• − Mortgage interest: −$11,763
• − Property taxes: −$5,780
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$1,152
• − Depreciation: −$6,109
• Taxable loss: −$5,692
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-869/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: 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

Livability — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kaufman County · 122,338 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: 33.0

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%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada, China
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+4.0% since first listed

4 events — show timeline

• 2026-04-07 Listed $210,000 NTREIS
• 2024-10-30 Sold (MLS) — NTREIS
• 2024-08-20 Pending — NTREIS
• 2024-08-19 Listed $201,999 NTREIS

Property tax history

+306.3%/yr

Latest (2025): $5,780 · +306.3% YoY. Source: county tax records.