4958 Meadow Glen Dr · Ennis, TX 75119

$264,000

4 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 1 Days on market

Built 2025 5,053 sqft lot Est $268k · at est. $79/mo HOA · 3% 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).

• Cash flow +10.4/30.0
• ARV discount +8.2/15.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, a secluded dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• 5,053 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $949 annually; HOA covers full use of facilities, internet, grounds maintenance, and management fees; HOA management: SW Legacy

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; Attached 2-car garage
• Utilities: City water; City sewer; No municipal utility district; Energy-efficient features: enhanced attic insulation, HVAC efficiency, insulation, efficient lighting
• Home design: Single-family residence; Residential property; One story; Property is not attached; Subdivision: Prairie View Watermill
• Construction: Shingle roof; Slab foundation; Year built: 2025; Smart home features present
• Exterior features: Sprinkler system; Community amenities: club house, park, playground, pool, sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom on main level with walk-in closet(s) and linen closet; Additional bedrooms on main level
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cable TV available; Decorative lighting; Eat-in kitchen; High-speed internet available; Kitchen island; Pantry; Walk-in closet(s); One living area; One dining area; Room count: 3; Levels: One
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (14.3% below list).
• Recommended offer: $226k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Ennis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Houston El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 302 students, 77% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $8k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $226,339 (14.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.86% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $268,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4977 Meadow Glen Dr	0.03mi	4/2.0	1,720 (+1%)	3mo	$243,049	$141	95
1063 Shady Oaks Dr	0.11mi	4/2.0	1,720 (+1%)	0mo	$285,999	$166	94
1046 Shady Oaks Dr	0.11mi	4/2.0	1,720 (+1%)	1mo	$288,359	$168	94
4730 Paynes Valley Dr	0.12mi	3/2.0 (-1)	1,604 (-6%)	2mo	$275,299	$172	77
4755 Paynes Valley Dr	0.12mi	3/2.0 (-1)	1,604 (-6%)	2mo	$277,899	$173	77
1047 Neyland Dr	0.06mi	3/2.0 (-1)	1,522 (-11%)	5mo	$224,474	$147	70
1004 Neyland Dr	0.06mi	3/2.0 (-1)	1,522 (-11%)	5mo	$248,099	$163	70
4754 Paynes Valley Dr	0.12mi	3/2.0 (-1)	1,952 (+14%)	2mo	$279,799	$143	64
925 Birkdale Dr	0.11mi	3/2.0 (-1)	1,461 (-15%)	5mo	$218,899	$150	61
2040 Shady Oaks Dr	0.22mi	3/2.0 (-1)	1,461 (-15%)	3mo	$207,549	$142	58
2119 Neyland Dr	0.34mi	3/2.0 (-1)	1,461 (-15%)	2mo	$228,999	$157	53
2100 Neyland Dr	0.32mi	3/2.0 (-1)	1,461 (-15%)	4mo	$217,249	$149	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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-51,604
• Equity at exit: $39,363

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-56,351
• Equity at exit: $22,826

Cash invested: $73,920 (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 75119

• Rents YoY: 3.0%
• Active inventory: 363
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$110
• HOA: −$79
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-138

Break-even live

Break-even rent $2,438

Max offer price $239,569

Occupancy floor —

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Knoll Dr Ennis, TX	4.0	2.0	1609	$2,050	$1.27	2d	1	1.14mi
1200 Canterbury Ln Ennis, TX	3.0	2.0	1508	$2,250	$1.49	10d	1	1.29mi
1213 Wildflower St Ennis, TX	4.0	2.0	1696	$2,100	$1.24	2d	1	1.36mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 1 events

1. 2026-06-18
   listed $264,000 Active 1 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: $4,235 · $353/mo
• Projected year-2 tax: $4,831 · $403/mo
• Expected delta: +$596/yr (+$50/mo · 14.1%)

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

Taxation est. · year 1

• Rental income: $27,161
• − Mortgage interest: −$14,788
• − Property taxes: −$4,235
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$948
• − Depreciation: −$7,680
• Taxable loss: −$6,156
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $-182/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

-0.8% since first listed

6 events — show timeline

• 2026-06-18 Listed $264,000 NTREIS
• 2025-03-24 Sold (MLS) — NTREIS
• 2025-02-27 Pending — NTREIS
• 2025-02-26 Price Changed $246,999 NTREIS
• 2025-02-12 Price Changed $255,999 NTREIS
• 2025-02-06 Listed $265,999 NTREIS