15421 Brittain Ct · Lindale, TX 75771

$245,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 58 Days on market

Built 1999 $172/sqft · 19% below area Est $301k · 19% under ↓ 3% 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 +15.0/15.0
• Cash flow +6.9/30.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 15421 Brittain Ct in the heart of Lindale! This well-maintained 1999 brick home offers timeless charm and lasting durability, all nestled in a quiet, well-established neighborhood. Step inside to find fresh interior paint that gives the home a clean, updated feel, ready for its next owner. The layout is both functional and inviting, perfect for everyday living or entertaining guests. Outside, you’ll love the large backyard—ideal for pets, gatherings, or simply enjoying peaceful East Texas evenings. Whether you're looking for your first home, a move-up property, or a solid investment, this one checks all the boxes. Located in a desirable area known for its small-town charm and convenience, this home offers the perfect blend of comfort, space, and location. Don’t miss your opportunity to own a move-in ready home in Lindale!

Key facts

• Large backyard
• Quiet neighborhood
• Fresh interior paint

Tags

• LARGE BACKYARD
• QUIET NEIGHBORHOOD
• FRESH INTERIOR PAINT
• MOVE IN READY
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (29.1% below list).
• Recommended offer: $174k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.3% in Lindale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#52 in TX, #2,100 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 633 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Smith County in 2024 (45 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 $7k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,586 (29.1% 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 58 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (median comp): $301,458
• List price: $245,000
• Delta: -18.73%
• 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
2045 Bobby Ashcraft Dr	0.34mi	3/2.0	1,416 (-1%)	1mo	$253,295	$179	82
6021 Freedom Dr	0.36mi	3/2.0	1,416 (-1%)	2mo	$257,045	$182	81
15630 Brittain Ct	0.19mi	3/2.0	1,453 (+2%)	10mo	$299,900	$206	80
2076 Bobby Ashcraft Dr	0.41mi	3/2.0	1,416 (-1%)	1mo	$261,645	$185	79
2069 Bobby Ashcraft Dr	0.37mi	3/2.0	1,416 (-1%)	4mo	$262,990	$186	78
2029 Bobby Ashcraft Dr	0.32mi	3/2.0	1,264 (-11%)	3mo	$230,990	$183	64
2013 Bobby Ashcraft Dr	0.31mi	3/2.0	1,264 (-11%)	4mo	$249,990	$198	63
2061 Bobby Ashcraft Dr	0.36mi	3/2.0	1,264 (-11%)	3mo	$242,990	$192	62
2025 Bobby Ashcraft Dr	0.32mi	4/2.0 (+1)	1,606 (+13%)	1mo	$259,490	$162	58
6013 Freedom Dr	0.33mi	4/2.0 (+1)	1,607 (+13%)	1mo	$267,660	$167	58
2049 Bobby Ashcraft Dr	0.34mi	4/2.0 (+1)	1,607 (+13%)	0mo	$256,490	$160	58
12501 Darrin Blvd	0.74mi	3/2.0	1,558 (+9%)	3mo	$259,000	$166	48

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-62,954
• Equity at exit: $36,530

10-year hold

• IRR: -25.2%
• Equity multiple: -0.23×
• Total profit: $-84,615
• Equity at exit: $21,183

Cash invested: $68,600 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 633
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$350 /mo · $4,205/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-366

Break-even live

Break-even rent $2,199

Max offer price $180,355

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-297	+0% $-366	+5% $-435	+10% $-505
Rent	-10% $-503	-5% $-435	+0% $-366	+5% $-297	+10% $-229
Rate	-1.0pp $-243	-0.5pp $-304	base $-366	+0.5pp $-429	+1.0pp $-494

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15614 Garden Ln Lindale, TX	3.0	2.0	1607	$2,250	$1.40	44d	1	0.50mi
15106 County Road 431 Unit B Lindale, TX	2.0	2.0	959	$1,350	$1.41	21d	1	0.69mi
16246 County Road 4100 Lindale, TX	2.0–3.0	1.0–2.0	1000	$1,470	$1.47	14d	1	1.18mi
16131 Rolling Meadows Dr Lindale, TX	3.0	2.0	1250	$1,495	$1.20	14d	1	1.22mi
16150 Rolling Meadows Dr Unit 16150 Lindale, TX	3.0	2.0	1250	$1,495	$1.20	21d	1	1.27mi
13780 County Road 4198 Lindale, TX	3.0	2.0	1212	$1,500	$1.24	21d	1	1.29mi
1111 E Park Lindale, TX	4.0	2.0	1800	$2,175	$1.21	14d	1	1.42mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $245,000 Pending 58 DOM
2. 2026-06-03
   days on market $245,000 Active 56 DOM
3. 2026-06-02
   days on market $245,000 Active 55 DOM
4. 2026-06-01
   days on market $245,000 Active 54 DOM
5. 2026-05-31
   days on market $245,000 Active 53 DOM
6. 2026-05-30
   days on market $245,000 Active 52 DOM
7. 2026-05-18
   price $245,000 862-char remark

   Show marketing remark (862 chars)

   Welcome to 15421 Brittain Ct in the heart of Lindale! This well-maintained 1999 brick home offers timeless charm and lasting durability, all nestled in a quiet, well-established neighborhood. Step inside to find fresh interior paint that gives the home a clean, updated feel, ready for its next owner. The layout is both functional and inviting, perfect for everyday living or entertaining guests. Outside, you’ll love the large backyard—ideal for pets, gatherings, or simply enjoying peaceful East Texas evenings. Whether you're looking for your first home, a move-up property, or a solid investment, this one checks all the boxes. Located in a desirable area known for its small-town charm and convenience, this home offers the perfect blend of comfort, space, and location. Don’t miss your opportunity to own a move-in ready home in Lindale!

8. 2026-05-04
   price $250,000 862-char remark

   Show marketing remark (862 chars)

   Welcome to 15421 Brittain Ct in the heart of Lindale! This well-maintained 1999 brick home offers timeless charm and lasting durability, all nestled in a quiet, well-established neighborhood. Step inside to find fresh interior paint that gives the home a clean, updated feel, ready for its next owner. The layout is both functional and inviting, perfect for everyday living or entertaining guests. Outside, you’ll love the large backyard—ideal for pets, gatherings, or simply enjoying peaceful East Texas evenings. Whether you're looking for your first home, a move-up property, or a solid investment, this one checks all the boxes. Located in a desirable area known for its small-town charm and convenience, this home offers the perfect blend of comfort, space, and location. Don’t miss your opportunity to own a move-in ready home in Lindale!

9. 2026-04-08
   listed $253,000 Active 862-char remark

   Show marketing remark (862 chars)

   Welcome to 15421 Brittain Ct in the heart of Lindale! This well-maintained 1999 brick home offers timeless charm and lasting durability, all nestled in a quiet, well-established neighborhood. Step inside to find fresh interior paint that gives the home a clean, updated feel, ready for its next owner. The layout is both functional and inviting, perfect for everyday living or entertaining guests. Outside, you’ll love the large backyard—ideal for pets, gatherings, or simply enjoying peaceful East Texas evenings. Whether you're looking for your first home, a move-up property, or a solid investment, this one checks all the boxes. Located in a desirable area known for its small-town charm and convenience, this home offers the perfect blend of comfort, space, and location. Don’t miss your opportunity to own a move-in ready home in Lindale!

10. 2026-03-25
    soldstatus
11. 2015-05-22
    soldstatus
12. 1999-06-01
    soldstatus

ⓘ 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: $4,205 · $350/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$279/yr (+$23/mo · 6.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,830
• − Mortgage interest: −$13,724
• − Property taxes: −$4,205
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$7,127
• Taxable loss: −$8,783
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-2,283/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Lindale

• Score: 79/100
• State rank: #52
• US rank: #2100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindale, TX
• County: Smith County · 180,570 people
• City population: 21,238
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

-3.2% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $245,000 GTAR
• 2026-05-04 Price Changed $250,000 GTAR
• 2026-04-08 Listed $253,000 GTAR
• 2026-03-25 Sold (Public Records) — Public Records
• 2015-05-22 Sold (Public Records) — Public Records
• 1999-06-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2024): $4,205 · +11.5% YoY. Source: county tax records.