5024 Shumard Dr · Lindale, TX 75706

$316,490

4 bd · 2.0 ba · 1,738 sqft · SingleFamily · 2 Days on market

Built 2026 6,011 sqft lot Est $315k · at est. $46/mo HOA · 2% of rent

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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).

• Appreciation +8.4/10.0
• ARV discount +7.2/15.0
• Cash flow +7.1/30.0
• 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 +1.3/10.0

Listing remarks MLS

Take a look at this beautiful new construction home. Situated in bustling Lindale TX, The Reserve at Timber Creek has excellent access to the Tyler and DFW metro areas and the ETX region. Come see what this community has to offer you and your family! Our homes are energy star rated and come with new construction warranties. All of our homes have quartz granite countertops, sod and landscaping, and sprinkler systems. Please call to ask about financing incentives!

Key facts

• Energy star rated
• Excellent access
• Sod and landscaping

Tags

• NEW CONSTRUCTION HOME
• ENERGY STAR RATED
• QUARTZ GRANITE COUNTERTOPS
• SOD AND LANDSCAPING
• SPRINKLER SYSTEMS
• EXCELLENT ACCESS

Property features AI

Finance

• Other: Property listed by builder; Listing is active and for sale
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory HOA; Annual association fee of $550; HOA covers full use of facilities; HOA managed by Neighborhood Management

Exterior

• Parking: 2 covered parking spaces; Driveway; Attached 2-car garage (approx. 20' wide x 18' deep)
• Security: No accessibility features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Builder listing (new construction); Year built 2026; Property not attached
• Construction: Built in 2026; No construction material or foundation details provided; No roof details provided
• Exterior features: Lot less than 0.5 acre; Subdivision: Reserve at Timber Creek; Directions available to property

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Breakfast room adjacent to kitchen
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: High speed internet available; 7 total rooms; One-level floorplan
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $316k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (28.9% below list).
• Recommended offer: $225k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.1% 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.
• Zoned schools: Velma Penny El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 541 students, 48% FRL); E J Moss Int (math 66% / reading 59%, grade B+, #128 of 1,662 statewide, top 8%, 981 students, 45% FRL); Lindale H S (math 79% / reading 75%, grade A-, #60 of 1,632 statewide, top 4%, 1,265 students, 38% FRL).
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (6.7% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $225,000 (28.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $314,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Bobby Ashcraft Dr	0.09mi	4/2.0	1,738 (0%)	2mo	$279,990	$161	94
6013 Freedom Dr	0.07mi	4/2.0	1,607 (-8%)	1mo	$267,660	$167	83
2025 Bobby Ashcraft Dr	0.10mi	4/2.0	1,606 (-8%)	1mo	$259,490	$162	82
2049 Bobby Ashcraft Dr	0.13mi	4/2.0	1,607 (-8%)	0mo	$256,490	$160	81
16310 Crossing Cir	0.44mi	4/2.0	1,645 (-5%)	5mo	$317,000	$193	66
16513 Crossing Cir	0.56mi	3/2.0 (-1)	1,700 (-2%)	4mo	$307,700	$181	62
16509 Crossing Cir	0.56mi	4/2.0	1,819 (+5%)	8mo	$369,900	$203	59
16609 Crossing Cir	0.57mi	4/2.0	1,865 (+7%)	3mo	$349,687	$187	59
16322 Crossing Cir	0.47mi	3/2.0 (-1)	1,620 (-7%)	10mo	$314,900	$194	54
16426 Crossing Cir	0.55mi	4/2.5	1,906 (+10%)	6mo	$369,900	$194	51
15320 Country Acres Dr	0.39mi	3/2.0 (-1)	1,976 (+14%)	8mo	$309,900	$157	48
15365 Spring Oaks Dr	0.73mi	4/2.5	1,901 (+9%)	8mo	$345,000	$181	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.86×
• Total profit: $76,063
• Equity at exit: $213,476

10-year hold

• IRR: 12.8%
• Equity multiple: 3.75×
• Total profit: $243,585
• Equity at exit: $400,323

Cash invested: $88,617 (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 75706

• Home prices YoY: 2.9%
• Active inventory: 110
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,660
• Tax est. 1.5%: −$396 /mo · $4,747/yr
• Insurance: −$132
• HOA: −$46
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-456

Break-even live

Break-even rent $2,827

Max offer price $250,551

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-346	+0% $-456	+5% $-565	+10% $-674
Rent	-10% $-633	-5% $-545	+0% $-456	+5% $-367	+10% $-278
Rate	-1.0pp $-296	-0.5pp $-375	base $-456	+0.5pp $-538	+1.0pp $-621

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: $79,122
• Closing costs: $9,495
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15614 Garden Ln Lindale, TX	3.0	2.0	1607	$2,250	$1.40	45d	1	0.72mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-06-22
   remarks 470-char remark
2. 2026-06-22
   listed $316,490 Active 2 DOM

ⓘ 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: $27,000
• − Mortgage interest: −$17,728
• − Property taxes: −$4,747
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$552
• − Depreciation: −$9,207
• Taxable loss: −$11,137
• Est. tax savings @ 24.0%: +$2,673
• After-tax cash flow: $-2,795/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

• City population: 21,238
• Population (ZIP): 10,975

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 43% Hispanic / Latino 40% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 31% Tagalog/Filipino 1%

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: ▲ 6.72%
• Current HPI: 234.9412
• Rent YoY: —
• Metro: —
• 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

+23.4% since first listed

3 events — show timeline

• 2026-06-19 Price Changed $316,490 GTAR
• 2026-06-19 Listed $316,490 NTREIS
• 2026-06-19 Listed $256,490 GTAR