Is 1220 Triton Dr in Seagoville, TX a good investment?

CashFlowRE grades it D+ with a 5.6% cap rate and $-186/mo modeled cash flow at a $319,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1220 Triton Dr?

The modeled cap rate is 5.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,724/month, from CashFlowRE's rent model.

D+ Composite 45.61

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 +15.0/15.0
Cash flow +10.1/30.0
Condition / age +4.8/5.0
Schools +4.0/10.0
Livability +3.6/5.0
1% rule +3.5/10.0
DSCR +2.9/10.0
Rent growth +1.8/5.0
Appreciation +0.0/10.0

$319,000

1220 Triton Dr · Seagoville, TX 75159

4 bd · 3.0 ba · 2,015 sqft · SingleFamily · 108 Days on market

Built 2025 Excellent condition 5,153 sqft lot 2-car garage $158/sqft · 19% below area Est $392k · 19% under $133/mo HOA · 5% of rent ↓ 20% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

* * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time Only, Plus $5,000 in Closing Costs Through the End of the Month When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Scarlett plan is a 2-story, 2,015 square foot home featuring 4 spacious bedrooms, 3 bathrooms, a covered patio, and a 2-car garage. Thoughtfully designed for modern living, this plan features an open-concept layout and smart, functional design, perfect for everyday comfort and effortless entertaining. Situated on a 40 ft lot, this home is available with elevation C, showcasing a distinct and stylish exterior design.

Key facts

Covered patio
Open-concept layout
5,153 sq ft lot

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $292k (8.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (14.6% below list).
Recommended offer: $272k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
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: Rents soft (-2.9%/yr); 376 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
This rent runs 45% of the median local income ($73k/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 $10k 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 108 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
3 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.

Recommended offer $272,376 (14.6% below list)

Questions for the listing agent

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?
It's been on market 108 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.85% ✗
Cap rate: 5.59%
Cash-on-cash: -2.50%
DSCR: 0.89
GRM: 9.8

CMA / ARV

ARV (median comp): $392,474
List price: $319,000
Delta: -18.72%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Triton Dr	0.01mi	4/3.0	1,991 (-1%)	14mo	$400,000	$201	86
1219 Triton Dr	0.03mi	4/3.0	1,991 (-1%)	17mo	$411,000	$206	82
1213 Sydney Ln	0.09mi	4/3.0	1,991 (-1%)	15mo	$379,000	$190	82
407 Magellan Rd	0.09mi	4/3.0	1,991 (-1%)	16mo	$403,000	$202	80
415 Magellan Rd	0.10mi	4/3.0	1,991 (-1%)	16mo	$400,000	$201	80
414 Lana Dr	0.08mi	3/2.5 (-1)	1,965 (-2%)	11mo	$467,000	$238	76
527 Lana Dr	0.08mi	4/2.5	2,197 (+9%)	11mo	$429,000	$195	70
515 Magellan Rd	0.19mi	4/2.5	2,197 (+9%)	6mo	$400,000	$182	69
419 Magellan Rd	0.11mi	4/2.5	1,847 (-8%)	13mo	$384,000	$208	68
1214 Sydney Ln	0.06mi	4/2.5	1,845 (-8%)	17mo	$390,000	$211	67
432 Oceania Ln	0.16mi	4/2.5	2,197 (+9%)	17mo	$419,000	$191	61
507 Magellan Rd	0.17mi	4/2.5	2,253 (+12%)	16mo	$427,000	$190	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 · 0.0% rent growth · sell at horizon

5-year hold

IRR: -24.0%
Equity multiple: 0.20×
Total profit: $-71,383
Equity at exit: $47,564

10-year hold

IRR: -31.9%
Equity multiple: -0.21×
Total profit: $-107,743
Equity at exit: $27,581

Cash invested: $89,320 (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: 15 active
Months of supply: 90.0 mo (1%/mo absorbed)
Median asking: $328,000 ($161/sqft)
Median days on market: 45 d
This list price: 40% of active listings are priced below it
ARV vs active asking: +20.8% above current asking $/sqft

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

ZIP-level market 75159

Home prices YoY: -13.8%
Rents YoY: -2.9%
Active inventory: 376
Price-to-rent: 9.8×

Monthly cashflow live

Estimated rent: $2,724 high interval (Pro) →
Mortgage (P&I): −$1,673
Tax est. 1.5%: −$399 /mo · $4,785/yr
Insurance: −$133
HOA: −$133
Lot rent: −$0
Vacancy / Maint / Mgmt: −$572
Net cashflow: $-186

Break-even live

Break-even rent $2,959

Max offer price $292,119

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-76	+0% $-186	+5% $-296	+10% $-406
Rent	-10% $-401	-5% $-293	+0% $-186	+5% $-78	+10% $29
Rate	-1.0pp $-25	-0.5pp $-105	base $-186	+0.5pp $-268	+1.0pp $-353

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: $79,750
Closing costs: $9,570
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Triton Dr Seagoville, TX	4.0	3.0	1991	$2,500	$1.26	71d	1	0.03mi
1204 Sydney Ln Seagoville, TX	4.0	2.5	2243	$2,550	$1.14	93d	1	0.07mi
433 Oceania Ln Seagoville, TX	3.0	2.0	2174	$2,450	$1.13	68d	1	0.20mi
312 Ball St Seagoville, TX	4.0	2.5	2040	$2,650	$1.30	93d	1	0.91mi
108 US HWY Seagoville, TX	2.0–3.0	2.0–2.5	1392	$2,700	$1.94	0d	41	1.10mi
517 Lana DR Seagoville, TX	4.0	2.5	2253	$2,500	$1.11	52d	1	1.21mi
507 Fly St Seagoville, TX	3.0	2.0	1530	$1,350	$0.88	27d	1	1.49mi

Property features AI

Finance

Other: Builder special listing conditionPossession at closing/funding
Financial info: Acceptable financing: Cash, Conventional, FHA, VANo second mortgage listed
HOA & community: Mandatory association with annual feeAnnual HOA fee covers grounds and structure maintenanceHOA managed by Essex Property Management

Exterior

Parking: Attached 2-car garage with two covered spaces and garage facing frontGarage approximately 20' wide by 20' deepNo carport spaces
Security: Smoke detectorsCarbon monoxide detectorsFire alarm
Utilities: City waterCity sewer / sewer availableNot in a municipal utility districtEnergy-efficient features on appliances, HVAC, insulation, windows and mechanical fresh air; includes rain/freeze sensors
Home design: Single-family residenceResidential propertyTwo-story homeNew construction completed in 2025Not attached to another propertySubdivision: Santorini
Construction: Brick constructionComposition roofSlab foundation
Exterior features: Covered porch(es)Wood fencingFew trees, landscaped yard with sprinkler systemInterior lot

Interior

Kitchen: Kitchen with built-in cabinets, granite countertops and islandEat-in kitchenWater line to refrigeratorGas cooktop, gas oven, microwave, dishwasherVented exhaust fan
Bedrooms: Four bedrooms totalPrimary bedroom on level 2 with walk-in closet(s) and linen closetOther bedrooms include walk-in closets (one on level 1, two on level 2)
Flooring: Vinyl flooring
Bathrooms: Three full bathrooms
Heating & cooling: Central heating (natural gas)Central air conditioning (electric)Ceiling fansHVAC included in energy-efficient featuresProgrammable thermostat
Interior features: Cable TV availableHigh-speed internet availableIntegrated pest management, moisture control and ventilation for improved indoor air qualityTwo levelsEight total roomsOne living areaTwo dining areas
Laundry & utility: Utility room on level 2Tankless water heater

HOA detail $133/mo · $1,596/yr

Likely covers: gym

Listing history 50 events

2026-08-08

days on market $319,000 Active 108 DOM
2026-08-06

days on market $319,000 Active 106 DOM
2026-08-05

days on market $319,000 Active 105 DOM
2026-08-04

days on market $319,000 Active 104 DOM
2026-08-03

days on market $319,000 Active 103 DOM
2026-07-31

days on market $319,000 Active 100 DOM
2026-07-30

days on market $319,000 Active 99 DOM
2026-07-30

days on market $319,000 Active 98 DOM
2026-07-28

days on market $319,000 Active 97 DOM
2026-07-26

days on market $319,000 Active 95 DOM
2026-07-24

days on market $319,000 Active 93 DOM
2026-07-23

days on market $319,000 Active 92 DOM
2026-07-22

days on market $319,000 Active 91 DOM
2026-07-21

days on market $319,000 Active 90 DOM
2026-07-20

days on market $319,000 Active 89 DOM
2026-07-18

days on market $319,000 Active 87 DOM
2026-07-18

days on market $319,000 Active 86 DOM
2026-07-16

days on market $319,000 Active 85 DOM
2026-07-15

days on market $319,000 Active 84 DOM
2026-07-14

days on market $319,000 Active 83 DOM
2026-07-13

days on market $319,000 Active 82 DOM
2026-07-13

days on market $319,000 Active 81 DOM
2026-07-11

days on market $319,000 Active 80 DOM
2026-07-10

days on market $319,000 Active 79 DOM
2026-07-09

days on market $319,000 Active 78 DOM
2026-07-07

days on market $319,000 Active 76 DOM
2026-07-06

days on market $319,000 Active 75 DOM
2026-07-06

days on market $319,000 Active 74 DOM
2026-07-05

days on market $319,000 Active 73 DOM
2026-07-03

days on market $319,000 Active 72 DOM
2026-07-02

days on market $319,000 Active 71 DOM
2026-07-01

days on market $319,000 Active 70 DOM
2026-06-30

days on market $319,000 Active 69 DOM
2026-06-29

days on market $319,000 Active 68 DOM
2026-06-28

days on market $319,000 Active 67 DOM
2026-06-26

days on market $319,000 Active 65 DOM
2026-06-24

days on market $319,000 Active 63 DOM
2026-06-22

days on market $319,000 Active 61 DOM
2026-06-21

days on market $319,000 Active 60 DOM
2026-06-18

days on market $319,000 Active 57 DOM
2026-06-17

days on market $319,000 Active 56 DOM
2026-06-16

days on market $319,000 Active 55 DOM
2026-06-15

days on market $319,000 Active 54 DOM
2026-06-13

pricedays on market $319,000 Active 52 DOM
2026-06-09

days on market $329,000 Active 48 DOM
2026-06-08

days on market $329,000 Active 47 DOM
2026-06-07

days on market $329,000 Active 46 DOM
2026-06-04

days on market $329,000 Active 43 DOM
2026-06-03

days on market $329,000 Active 42 DOM
2026-06-02

days on market $329,000 Active 41 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $32,685
− Mortgage interest: −$17,869
− Property taxes: −$4,785
− Insurance: −$1,595
− Repairs & maintenance: −$2,615
− Management: −$2,615
− HOA: −$1,596
− Depreciation: −$9,280
Taxable loss: −$7,669

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,841
After-tax cash flow: $-389/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

Excellent 95/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is located in a master-planned community with a pool and fitness center, making it an ideal investment for both resale and rental.

Value-add opportunities

Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
Both Landscaping around the pool area — Improves the overall aesthetic and adds value to the property. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary W A Martin El F TX #1,883/4,322 Nat'l #22,441/41,679 Middle Crandall Middle F TX #646/1,662 Nat'l #6,005/14,009 High Crandall H S F TX #713/1,632 Nat'l #7,439/17,239

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

B Composite livability gradescore 71/100

Livability — Seagoville

Score: 71/100
State rank: #319
US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Seagoville, TX
County: Dallas County · 138,716 people
City population: 23,456
Metro: Dallas-Fort Worth-Arlington, TX
Population (ZIP): 23,456
Household income: $72,897
Rent vs Own: 19.0% rent · 81.0% own
Severe rent burden: 14% 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 0.66)
Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
Hispanic origin (detail): Mexican 40%
Common ancestry: Romanian 1% Slovak 1% Italian 1%
Foreign-born: 17% · Canada, Jamaica
Languages at home: 63% English-only · Spanish 35%

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: ▼ -51.45%
Current HPI: 321.2065
Rent YoY: ▼ -2.86%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-20.2% since first listed

7 events — show timeline

2026-06-12 Price Changed $319,000 Zillow
2026-06-12 Price Changed $319,000 NTREIS
2026-04-23 Listed $329,000 Zillow
2026-04-22 Listed $329,000 NTREIS
2024-12-17 Listing Removed — NTREIS
2024-12-17 Listing Removed — NTREIS
2024-12-16 Listed $400,000 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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