Woodhaven Plan · Heartland, TX 75114

$229,999

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 622 Days on market

Excellent condition ↓ 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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Garage
• Listed 621 days

🏗️ New construction. The $229,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,730.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (6.6% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 4.6% in Heartland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 787 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 622 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,399 (12.0% 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 622 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $266,730
• List price: $229,999
• Delta: -13.77%
• 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
2530 Smoke Passage St	0.49mi	3/2.0 (-1)	1,474 (-2%)	0mo	$209,549	$142	69
4011 Springfield Ln	0.48mi	3/2.0 (-1)	1,456 (-3%)	1mo	$255,000	$175	67
1132 Colt Creek Way	0.31mi	4/2.0	1,667 (+11%)	0mo	$217,499	$130	67
2538 Smoke Passage St	0.47mi	4/2.0	1,667 (+11%)	1mo	$245,999	$148	59
2909 Hearts Trl	0.61mi	3/2.0 (-1)	1,411 (-6%)	0mo	$237,859	$169	57
2933 Hearts Trl	0.61mi	3/2.0 (-1)	1,411 (-6%)	0mo	$204,999	$145	56
2410 Horsemanship Dr	0.44mi	4/2.0	1,707 (+14%)	1mo	$235,499	$138	56
2923 Hearts Trl	0.61mi	3/2.0 (-1)	1,402 (-6%)	1mo	$210,999	$150	55
3010 Rosemount Ln	0.70mi	3/2.0 (-1)	1,393 (-7%)	1mo	$249,900	$179	50
1707 Twin Foals Ln	0.48mi	3/2.0 (-1)	1,276 (-15%)	1mo	$209,000	$164	47
2906 Rosemount Ln	0.63mi	3/2.0 (-1)	1,674 (+12%)	0mo	$265,000	$158	46
2911 Firewheel St	0.69mi	3/2.0 (-1)	1,672 (+12%)	1mo	$275,000	$164	43

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-52,555
• Equity at exit: $39,770

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-57,693
• Equity at exit: $23,062

Cash invested: $74,684 (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: 787
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,399
• Tax est. 1.5%: −$333 /mo · $4,001/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-147

Break-even live

Break-even rent $2,333

Max offer price $245,451

Occupancy floor —

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: $66,683
• Closing costs: $8,002
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	3d	1	0.29mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	43d	1	0.31mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	0.31mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	43d	1	0.34mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	0.35mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.36mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	43d	1	0.36mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.37mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.38mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	0.41mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.41mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	2d	1	0.43mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	24d	1	0.45mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	0.50mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.50mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	43d	1	0.59mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	43d	1	0.60mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	43d	1	0.62mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	4d	1	0.62mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,765	$1.45	5d	1	0.71mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	24d	1	0.73mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	1d	1	0.73mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	43d	1	0.75mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	3d	1	0.75mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	24d	1	0.77mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	3d	1	0.78mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	43d	1	0.79mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,490	$1.54	1d	1	0.80mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	43d	1	0.82mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	43d	1	0.82mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	18d	1	0.86mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	43d	1	1.00mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	43d	1	1.01mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	1.07mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1900	$2,300	$1.21	1d	1	1.10mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1908	$2,250	$1.18	3d	1	1.10mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	1.13mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,850	$1.46	15d	1	1.13mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	1.16mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	43d	1	1.18mi

Listing history 23 events

1. 2026-06-18
   days on market $229,999 Active 622 DOM
2. 2026-06-17
   days on market $229,999 Active 621 DOM
3. 2026-06-16
   days on market $229,999 Active 620 DOM
4. 2026-06-15
   days on market $229,999 Active 619 DOM
5. 2026-06-13
   days on market $229,999 Active 617 DOM
6. 2026-06-09
   days on market $229,999 Active 613 DOM
7. 2026-06-08
   days on market $229,999 Active 612 DOM
8. 2026-06-07
   days on market $229,999 Active 611 DOM
9. 2026-06-04
   days on market $229,999 Active 608 DOM
10. 2026-06-03
    days on market $229,999 Active 607 DOM
11. 2026-06-02
    days on market $229,999 Active 606 DOM
12. 2026-06-01
    days on market $229,999 Active 605 DOM
13. 2026-05-31
    days on market $229,999 Active 604 DOM
14. 2025-02-08
    status Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

15. 2025-02-07
    historical 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

16. 2025-01-21
    price $229,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

17. 2025-01-14
    price $226,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

18. 2024-12-11
    price $225,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

19. 2024-11-06
    price $224,499 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

20. 2024-10-24
    price $221,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

21. 2024-10-16
    price $229,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

22. 2024-10-08
    price $248,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

23. 2024-10-03
    listed $246,999 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

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

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 · 24 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: $25,766
• − Mortgage interest: −$14,941
• − Property taxes: −$4,001
• − Insurance: −$1,334
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$7,759
• Taxable loss: −$6,392
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $-231/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 single-family home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and offers a great opportunity for investment.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers.
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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 — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heartland, 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

-6.9% since first listed

10 events — show timeline

• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2025-01-21 Price Changed $229,999 Zillow
• 2025-01-14 Price Changed $226,999 Zillow
• 2024-12-11 Price Changed $225,999 Zillow
• 2024-11-06 Price Changed $224,499 Zillow
• 2024-10-24 Price Changed $221,999 Zillow
• 2024-10-16 Price Changed $229,999 Zillow
• 2024-10-08 Price Changed $248,999 Zillow
• 2024-10-03 Listed $246,999 Zillow