313 Fox Run · Crandall, TX 75114

$180,000

3 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 23 Days on market

Built 1988 8,320 sqft lot Est $200k · 10% under

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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 +14.0/30.0
• ARV discount +12.1/15.0
• 1% rule +5.3/10.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - Priced Below Market Value! Roofing repair claim Approved - NEW ROOF coming soon! Calling all investors, flippers, and savvy buyers! This 3-bedroom, 1-bath home sits on a desirable corner lot and is priced below market value, offering an excellent opportunity to build equity and maximize returns. With a functional layout and solid footprint, this property is ready for updates and your personal vision. The spacious corner lot provides added flexibility, visibility, and curb appeal, making it an attractive option for renovation, rental income, or resale. Conveniently located near schools, future shopping sites, and major commuting routes. Property is being SOLD AS-IS. Op

Key facts

• Renovation
• Curb appeal
• Functional layout

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• CURB APPEAL
• RENOVATION
• RENTAL INCOME

Property features AI

Finance

• Other: Residential property in Briar Creek Estates subdivision; Lot size under 0.5 acre (about 0.191 acres); Directions provided to the property in listing
• Financial info: Listing is for sale; acceptable terms include cash, conventional, or contact agent; Special listing conditions include standard sale and notice of default
• HOA & community: No homeowners association

Exterior

• Parking: Converted garage; 2-car carport; Concrete parking surfaces
• Security: Security features listed as unknown
• Utilities: City water and city sewer; Electricity available and connected; Curbs present; Not in a municipal utility district
• Home design: Single-family residence; Property is not attached; Built in 1988
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Corner lot; Chain link and wood fencing; Kennel/dog run, shed(s), and other structures noted; Utilities easement present; Vegetation includes brush and grassed areas

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One-level floorplan; Tile countertops; Two living/dining count (1 living area, 1 dining area); Room count listed as 2
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $23 ($275/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.3% in Crandall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: W A Martin El (math 41% / reading 32%, grade F, #1,883 of 4,322 statewide, top 44%, 644 students, 71% 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 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $5k 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 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $200,301
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Turning Row Dr	0.02mi	3/1.5	1,123 (+0%)	3mo	$199,900	$178	94
110 Amy Dr	0.10mi	3/1.0	1,076 (-4%)	2mo	$189,900	$176	88
304 Fox Run	0.04mi	3/1.0	1,119 (0%)	18mo	$200,000	$179	83
104 Amy Dr	0.07mi	3/2.0	1,068 (-5%)	16mo	$190,000	$178	72
402 N 2nd St	0.36mi	3/1.0	1,144 (+2%)	12mo	$205,000	$179	70
204 W Trunk St	0.55mi	2/1.0 (-1)	1,092 (-2%)	6mo	$250,000	$229	60
203 Ledbetter	0.26mi	2/2.0 (-1)	1,221 (+9%)	11mo	$120,000	$98	54
309 4th St	0.33mi	3/2.0	1,162 (+4%)	24mo	$199,990	$172	54
4125 Quarry St	0.58mi	2/2.5 (-1)	1,130 (+1%)	7mo	$201,990	$179	54
4113 Quarry St	0.58mi	2/2.5 (-1)	1,130 (+1%)	9mo	$201,990	$179	53
400 Creekside Dr	0.66mi	3/2.0	1,252 (+12%)	10mo	$244,990	$196	37
208 S 6th St	0.64mi	3/2.0	1,247 (+11%)	23mo	$294,999	$237	28

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-27,558
• Equity at exit: $26,839

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-21,511
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$422 /mo · $5,066/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $23

Break-even live

Break-even rent $1,824

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $74	+0% $23	+5% $-28	+10% $-79
Rent	-10% $-123	-5% $-50	+0% $23	+5% $96	+10% $169
Rate	-1.0pp $114	-0.5pp $69	base $23	+0.5pp $-24	+1.0pp $-71

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Fox Run Crandall, TX	3.0	1.5	1034	$1,450	$1.40	6d	1	0.08mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	0.46mi
106 W Church St Crandall, TX	2.0	1.0	984	$1,500	$1.52	22d	1	0.74mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	0.83mi

Listing history 14 events

1. 2026-06-21
   days on market $180,000 Active 23 DOM
2. 2026-06-18
   days on market $180,000 Active 20 DOM
3. 2026-06-17
   days on market $180,000 Active 19 DOM
4. 2026-06-16
   days on market $180,000 Active 18 DOM
5. 2026-06-15
   days on market $180,000 Active 17 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 15 DOM
7. 2026-06-09
   days on market $190,000 Active 11 DOM
8. 2026-06-08
   days on market $190,000 Active 10 DOM
9. 2026-06-07
   days on market $190,000 Active 9 DOM
10. 2026-06-04
    days on market $190,000 Active 6 DOM
11. 2026-06-03
    days on market $190,000 Active 5 DOM
12. 2026-06-02
    days on market $190,000 Active 4 DOM
13. 2026-06-01
    days on market $190,000 Active 3 DOM
14. 2026-05-31
    days on market $190,000 Active 2 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: $5,066 · $422/mo
• Projected year-2 tax: $5,066 · $422/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 5/10 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: $22,239
• − Mortgage interest: −$10,083
• − Property taxes: −$5,066
• − Insurance: −$900
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,236
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $900/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 — 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
• 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 event — show timeline

• 2026-05-29 Listed $190,000 NTREIS

Property tax history

+5.0%/yr

Latest (2025): $5,066 · +44.4% YoY. Source: county tax records.