Elgin Plan · Crandall, TX 75114

$261,880

3 bd · 2.0 ba · 1,507 sqft · SingleFamily · 186 Days on market

Good condition ↓ 2% since listing

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

Key facts

• Gourmet kitchen
• Covered patio
• 2 garage spots

Tags

• GOURMET KITCHEN
• COVERED PATIO

🏗️ New construction. The $261,880 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $279,509.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (14.7% below list).
• Recommended offer: $223k (14.7% below list) — sets the bar for 1% rule.

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: Barbara Walker El (math 35% / reading 36%, grade F, #1,946 of 4,322 statewide, top 45%, 663 students, 67% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/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.
• 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 186 days — a 12% lower offer ($230k) 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.

Recommended offer $223,434 (14.7% 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 186 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $279,509
• List price: $261,880
• Delta: -6.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2329 Buffalo Bayou Way	0.27mi	3/2.0	1,507 (0%)	0mo	$261,880	$174	87
2305 Buffalo Bayou Way	0.23mi	3/2.0	1,507 (0%)	4mo	$267,880	$178	86
2153 Tule Way	0.25mi	3/2.0	1,507 (0%)	4mo	$251,730	$167	85
2775 Kyle Dr	0.39mi	4/2.0 (+1)	1,472 (-2%)	4mo	$246,980	$168	69
2538 Canadian Way	0.51mi	3/2.0	1,621 (+8%)	0mo	$249,990	$154	63
2311 Buffalo Bayou Way	0.24mi	4/2.0 (+1)	1,689 (+12%)	1mo	$276,740	$164	62
1361 Los Olmos Ln	0.41mi	3/2.0	1,659 (+10%)	2mo	$274,344	$165	62
2541 Canadian Way	0.52mi	3/2.0	1,621 (+8%)	1mo	$254,990	$157	62
1332 Los Olmos Ln	0.26mi	3/2.0	1,712 (+14%)	3mo	$280,835	$164	62
2145 Tule Way	0.23mi	4/2.0 (+1)	1,689 (+12%)	4mo	$265,680	$157	61
1364 Los Olmos Ln	0.42mi	3/2.0	1,659 (+10%)	4mo	$269,656	$163	60
3521 Fox Valley Ln	0.64mi	3/2.0	1,604 (+6%)	2mo	$244,999	$153	57

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-55,863
• Equity at exit: $41,676

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-62,162
• Equity at exit: $24,167

Cash invested: $78,262 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,466
• Tax est. 1.5%: −$349 /mo · $4,193/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-166

Break-even live

Break-even rent $2,445

Max offer price $255,417

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-70	+0% $-166	+5% $-263	+10% $-360
Rent	-10% $-343	-5% $-255	+0% $-166	+5% $-78	+10% $10
Rate	-1.0pp $-26	-0.5pp $-95	base $-166	+0.5pp $-239	+1.0pp $-313

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: $69,877
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	1.02mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $261,880 Active 186 DOM
2. 2026-06-18
   days on market $261,880 Active 183 DOM
3. 2026-06-17
   days on market $261,880 Active 182 DOM
4. 2026-06-16
   days on market $261,880 Active 181 DOM
5. 2026-06-15
   days on market $261,880 Active 180 DOM
6. 2026-06-13
   days on market $261,880 Active 178 DOM
7. 2026-06-09
   days on market $261,880 Active 174 DOM
8. 2026-06-08
   days on market $261,880 Active 173 DOM
9. 2026-06-07
   days on market $261,880 Active 172 DOM
10. 2026-06-04
    days on market $261,880 Active 169 DOM
11. 2026-06-03
    days on market $261,880 Active 168 DOM
12. 2026-06-02
    days on market $261,880 Active 167 DOM
13. 2026-06-01
    days on market $261,880 Active 166 DOM
14. 2026-05-31
    days on market $261,880 Active 165 DOM
15. 2026-05-16
    price $256,880 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

16. 2026-04-03
    price $261,880 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

17. 2026-03-07
    price $262,740 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

18. 2026-01-29
    status Active 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

19. 2026-01-24
    historical 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

20. 2026-01-22
    price $267,880 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

21. 2026-01-08
    price $251,730 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

22. 2025-12-12
    listed $261,730 Active 331-char remark

    Show marketing remark (331 chars)

    Discover the Elgin floor plan, where luxury meets comfort seamlessly. This single-story plan boasts a gourmet kitchen that opens into the dining and expansive great room, perfect for entertaining and everyday living. Completing the ideal blend of indoor-outdoor living, step out to the covered patio to enjoy the serene atmosphere.

ⓘ 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: $26,812
• − Mortgage interest: −$15,657
• − Property taxes: −$4,193
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$8,131
• Taxable loss: −$6,856
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-352/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 · 4 photos

Good 80/100 Cosmetic rehab

The Elgin floor plan offers a well-maintained single-story home with good condition and potential for minor cosmetic upgrades to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring in the kitchen and dining area — Modern flooring can improve both resale and rental value.
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the kitchen and dining area — Modern flooring can improve both resale and rental value. ↑
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• Census place: Crandall, TX
• 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

-1.9% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $256,880 Zillow
• 2026-04-03 Price Changed $261,880 Zillow
• 2026-03-07 Price Changed $262,740 Zillow
• 2026-01-29 Relisted — Zillow
• 2026-01-24 Delisted — Zillow
• 2026-01-22 Price Changed $267,880 Zillow
• 2026-01-08 Price Changed $251,730 Zillow
• 2025-12-12 Listed $261,730 Zillow