2310 Bellewood Ct · Crandall, TX 75114

$255,000

3 bd · 2.0 ba · 1,647 sqft · SingleFamily · 185 Days on market

Built 2021 Good condition 6,360 sqft lot $155/sqft · 16% below area Est $302k · 16% under $50/mo HOA · 2% of rent ↓ 7% 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).

• ARV discount +14.5/15.0
• Cash flow +8.8/30.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new and thoughtfully upgraded. This 3 bedroom, 2 full bath open-concept home offers a layout buyers love with details that set it apart. The main living areas feature wood-look tile for durability and style, flowing seamlessly into a bright kitchen with a dedicated coffee bar, perfect for daily routines or entertaining. The primary suite is a true retreat with a garden tub, separate shower, and double sinks. Custom blinds are installed throughout the home. A tankless water heater adds efficiency and long-term savings. The garage stands out with epoxy flooring, insulated garage with HVAC, ideal for hobbyists or anyone who values organization and functionality. Out back, enjoy the rare benefit of backing to a walking trail and green space. No neighbors behind you, just privacy and peaceful views. Located in a master-planned community with a resort-style pool, fitness center, clubhouse, and planned activities. This home combines comfort, upgrades, and lifestyle in one package.

Key facts

• Open-concept home
• Dedicated coffee bar
• Epoxy flooring

Tags

• OPEN-CONCEPT HOME
• DEDICATED COFFEE BAR
• GARDEN TUB
• TANKLESS WATER HEATER
• EPOXY FLOORING
• BUILT-IN WEATHER STATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.0% below list).
• Recommended offer: $204k (20.0% 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 185 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $204,049 (20.0% 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 185 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (median comp): $301,851
• List price: $255,000
• Delta: -15.52%
• 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
2228 Starling St	0.12mi	4/2.0 (+1)	1,456 (-12%)	1mo	$264,000	$181	70
2071 Wildcat Trl	0.31mi	3/2.0	1,480 (-10%)	1mo	$244,900	$165	68
2844 Gose Ln	0.50mi	3/2.0	1,586 (-4%)	4mo	$271,740	$171	67
2302 Broken Bow Trl	0.16mi	4/2.0 (+1)	1,836 (+12%)	4mo	$258,500	$141	65
2944 Bunker Hill Ln	0.56mi	3/2.0	1,586 (-4%)	4mo	$271,740	$171	64
2717 Dewlend Dr	0.59mi	3/2.0	1,586 (-4%)	4mo	$271,740	$171	63
2709 Dewlend Dr	0.62mi	3/2.0	1,586 (-4%)	3mo	$274,740	$173	62
2826 Gose Ln	0.54mi	3/2.0	1,521 (-8%)	2mo	$259,990	$171	61
2213 Nightgrove Cir	0.56mi	3/2.0	1,500 (-9%)	1mo	$223,000	$149	58
2607 Ocean View Dr	0.57mi	3/2.0	1,518 (-8%)	3mo	$264,740	$174	58
2525 Talus Run	0.62mi	3/2.0	1,521 (-8%)	1mo	$275,240	$181	57
2407 Margaret St	0.63mi	3/2.0	1,518 (-8%)	2mo	$257,765	$170	56

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-54,652
• Equity at exit: $38,021

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-64,567
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$329 /mo · $3,946/yr
• Insurance: −$106
• HOA: −$50
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-210

Break-even live

Break-even rent $2,307

Max offer price $217,838

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-138	+0% $-210	+5% $-283	+10% $-355
Rent	-10% $-372	-5% $-291	+0% $-210	+5% $-130	+10% $-49
Rate	-1.0pp $-82	-0.5pp $-146	base $-210	+0.5pp $-276	+1.0pp $-344

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	20d	1	0.56mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	45d	1	0.58mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	18d	1	0.84mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	45d	1	0.85mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	45d	1	0.86mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	0.86mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	3d	1	0.87mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	45d	1	0.88mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	0.89mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	0.89mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	45d	1	0.91mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	0.93mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	0d	1	0.94mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.97mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	1.03mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	14d	1	1.05mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	26d	1	1.06mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	1.08mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	9d	1	1.22mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	0d	1	1.22mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	1.29mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.30mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	1.31mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	1.31mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	1.38mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	45d	1	1.40mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	1.41mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,740	$1.43	0d	1	1.45mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	1.46mi
2307 Albert Ln Crandall, TX	4.0	3.0	2088	$2,500	$1.20	26d	1	1.50mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	0d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterpoolgym

Listing history 19 events

1. 2026-06-21
   days on market $255,000 Active 185 DOM
2. 2026-06-18
   days on market $255,000 Active 182 DOM
3. 2026-06-17
   days on market $255,000 Active 181 DOM
4. 2026-06-16
   days on market $255,000 Active 180 DOM
5. 2026-06-15
   days on market $255,000 Active 179 DOM
6. 2026-06-13
   days on market $255,000 Active 177 DOM
7. 2026-06-09
   days on market $255,000 Active 173 DOM
8. 2026-06-08
   days on market $255,000 Active 172 DOM
9. 2026-06-07
   pricedays on market $255,000 Active 171 DOM
10. 2026-06-04
    days on market $250,000 Active 168 DOM
11. 2026-06-03
    days on market $250,000 Active 167 DOM
12. 2026-06-02
    days on market $250,000 Active 166 DOM
13. 2026-06-01
    days on market $250,000 Active 165 DOM
14. 2026-05-31
    days on market $250,000 Active 164 DOM
15. 2026-03-28
    price $255,000 1000-char remark

    Show marketing remark (1000 chars)

    Better than new and thoughtfully upgraded. This 3 bedroom, 2 full bath open-concept home offers a layout buyers love with details that set it apart. The main living areas feature wood-look tile for durability and style, flowing seamlessly into a bright kitchen with a dedicated coffee bar, perfect for daily routines or entertaining. The primary suite is a true retreat with a garden tub, separate shower, and double sinks. Custom blinds are installed throughout the home. A tankless water heater adds efficiency and long-term savings. The garage stands out with epoxy flooring, insulated garage with HVAC, ideal for hobbyists or anyone who values organization and functionality. Out back, enjoy the rare benefit of backing to a walking trail and green space. No neighbors behind you, just privacy and peaceful views. Located in a master-planned community with a resort-style pool, fitness center, clubhouse, and planned activities. This home combines comfort, upgrades, and lifestyle in one package.

16. 2026-03-16
    price $259,000 1000-char remark

    Show marketing remark (1000 chars)

    Better than new and thoughtfully upgraded. This 3 bedroom, 2 full bath open-concept home offers a layout buyers love with details that set it apart. The main living areas feature wood-look tile for durability and style, flowing seamlessly into a bright kitchen with a dedicated coffee bar, perfect for daily routines or entertaining. The primary suite is a true retreat with a garden tub, separate shower, and double sinks. Custom blinds are installed throughout the home. A tankless water heater adds efficiency and long-term savings. The garage stands out with epoxy flooring, insulated garage with HVAC, ideal for hobbyists or anyone who values organization and functionality. Out back, enjoy the rare benefit of backing to a walking trail and green space. No neighbors behind you, just privacy and peaceful views. Located in a master-planned community with a resort-style pool, fitness center, clubhouse, and planned activities. This home combines comfort, upgrades, and lifestyle in one package.

17. 2026-02-13
    price $260,000 1000-char remark

    Show marketing remark (1000 chars)

    Better than new and thoughtfully upgraded. This 3 bedroom, 2 full bath open-concept home offers a layout buyers love with details that set it apart. The main living areas feature wood-look tile for durability and style, flowing seamlessly into a bright kitchen with a dedicated coffee bar, perfect for daily routines or entertaining. The primary suite is a true retreat with a garden tub, separate shower, and double sinks. Custom blinds are installed throughout the home. A tankless water heater adds efficiency and long-term savings. The garage stands out with epoxy flooring, insulated garage with HVAC, ideal for hobbyists or anyone who values organization and functionality. Out back, enjoy the rare benefit of backing to a walking trail and green space. No neighbors behind you, just privacy and peaceful views. Located in a master-planned community with a resort-style pool, fitness center, clubhouse, and planned activities. This home combines comfort, upgrades, and lifestyle in one package.

18. 2025-12-19
    listed $2,400
19. 2025-12-17
    listed $275,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Better than new and thoughtfully upgraded. This 3 bedroom, 2 full bath open-concept home offers a layout buyers love with details that set it apart. The main living areas feature wood-look tile for durability and style, flowing seamlessly into a bright kitchen with a dedicated coffee bar, perfect for daily routines or entertaining. The primary suite is a true retreat with a garden tub, separate shower, and double sinks. Custom blinds are installed throughout the home. A tankless water heater adds efficiency and long-term savings. The garage stands out with epoxy flooring, insulated garage with HVAC, ideal for hobbyists or anyone who values organization and functionality. Out back, enjoy the rare benefit of backing to a walking trail and green space. No neighbors behind you, just privacy and peaceful views. Located in a master-planned community with a resort-style pool, fitness center, clubhouse, and planned activities. This home combines comfort, upgrades, and lifestyle in one package.

ⓘ 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: $3,946 · $329/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$720/yr (+$60/mo · 18.3%)

ⓘ 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 6/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,486
• − Mortgage interest: −$14,284
• − Property taxes: −$3,946
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$600
• − Depreciation: −$7,418
• Taxable loss: −$6,955
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $-855/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

Good 75/100 Cosmetic rehab

This well-maintained, thoughtfully upgraded home offers a modern and functional living space with good condition and minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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

• 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

-7.3% since first listed

5 events — show timeline

• 2026-03-28 Price Changed $255,000 NTREIS
• 2026-03-16 Price Changed $259,000 NTREIS
• 2026-02-13 Price Changed $260,000 NTREIS
• 2025-12-19 Listed for Rent $2,400 NTREIS
• 2025-12-17 Listed $275,000 NTREIS

Property tax history

+37.5%/yr

Latest (2025): $3,946 · -4.8% YoY. Source: county tax records.