Woodhaven Plan · Heartland, TX 75114

$223,999

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 765 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 +10.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• 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 764 days

🏗️ New construction. The $223,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,932.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-134 ($-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 $216k (3.7% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.

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.
• 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: 1365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 122d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 765 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $23k (9%) 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 $197,119 (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 765 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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $265,932
• List price: $223,999
• Delta: -15.77%
• 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
1432 Reunion Dr	0.19mi	3/2.0 (-1)	1,603 (+7%)	0mo	$219,900	$137	74
2702 Trail Ride Way	0.41mi	3/2.0 (-1)	1,474 (-2%)	1mo	$221,859	$151	72
2729 Trail Ride Way	0.46mi	3/2.0 (-1)	1,474 (-2%)	0mo	$212,999	$145	70
2832 Lolita Way	0.44mi	3/2.0 (-1)	1,615 (+8%)	0mo	$249,900	$155	62
2234 Starstruck Ct	0.46mi	3/2.0 (-1)	1,604 (+7%)	2mo	$266,999	$166	60
1920 Big River Ranch Rd	0.53mi	3/2.0 (-1)	1,411 (-6%)	0mo	$208,999	$148	60
1918 Big River Ranch Rd	0.53mi	3/2.0 (-1)	1,411 (-6%)	2mo	$216,999	$154	59
2721 Trail Ride Way	0.46mi	4/2.0	1,667 (+11%)	1mo	$226,999	$136	59
1931 Big River Ranch Rd	0.57mi	3/2.0 (-1)	1,411 (-6%)	1mo	$216,999	$154	58
1923 Big River Ranch Rd	0.56mi	3/2.0 (-1)	1,411 (-6%)	2mo	$218,999	$155	58
2502 Coronado Way	0.73mi	3/2.0 (-1)	1,450 (-3%)	0mo	$179,900	$124	55
1103 Avalon Dr	0.66mi	3/2.0 (-1)	1,320 (-12%)	2mo	$194,900	$148	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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-51,579
• Equity at exit: $39,651

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-55,752
• Equity at exit: $22,993

Cash invested: $74,461 (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: 129 active · 111 under contract
• Months of supply: 14.3 mo (7%/mo absorbed)
• Median asking: $250,999 ($168/sqft)
• Median days on market: 69 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

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

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 1365
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,395
• Tax est. 1.5%: −$332 /mo · $3,989/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-134

Break-even live

Break-even rent $2,326

Max offer price $246,577

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-42	+0% $-134	+5% $-226	+10% $-318
Rent	-10% $-304	-5% $-219	+0% $-134	+5% $-49	+10% $37
Rate	-1.0pp $0	-0.5pp $-66	base $-134	+0.5pp $-203	+1.0pp $-273

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: $66,483
• Closing costs: $7,978
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1734 Courage Crk Crandall, TX	3.0	2.0	1636	$2,095	$1.28	127d	1	0.19mi
1734 Courage Crk Crandall, TX	3.0	2.0	1636	$2,095	$1.28	122d	1	0.19mi
1275 Eclipse Ln Crandall, TX	3.0	2.0	1290	$1,750	$1.36	130d	1	0.24mi
1264 Eclipse Ln Crandall, TX	3.0	2.0	1474	$1,950	$1.32	115d	1	0.24mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	143d	1	0.29mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,709	$1.03	128d	1	0.30mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	184d	1	0.31mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	165d	1	0.31mi
1801 Courage Crk Crandall, TX	4.0	2.0	1667	$1,779	$1.07	3d	1	0.31mi
2911 S Griffin Ln Forney, TX	3.0	2.0	1281	$1,900	$1.48	71d	1	0.34mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	184d	1	0.34mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	165d	1	0.35mi
2236 Mustang Ghost Trl Crandall, TX	4.0	2.0	2083	$2,260	$1.08	46d	1	0.36mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	165d	1	0.36mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	184d	1	0.36mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	165d	1	0.37mi
3909 Chesapeake Ln Heartland, TX	3.0	2.0	1750	$2,300	$1.31	71d	1	0.38mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	165d	1	0.38mi
1307 Rodeo Circuit Way Crandall, TX	3.0	2.0	1465	$1,800	$1.23	10d	1	0.40mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	165d	1	0.41mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	165d	1	0.41mi
4002 Bighorn Dr Heartland, TX	3.0	2.0	1365	$2,120	$1.55	71d	1	0.43mi
2710 Trail Ride Way Crandall, TX	4.0	2.0	1667	$1,845	$1.11	101d	1	0.44mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	165d	1	0.45mi
2233 Starstruck Ct Crandall, TX	4.0	2.0	2062	$2,099	$1.02	10d	1	0.45mi
2233 Starstruck Ct Crandall, TX	4.0	2.0	2062	$2,099	$1.02	21d	1	0.45mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,800	$0.97	122d	1	0.45mi
4017 Springfield Ln Heartland, TX	4.0	3.0	2204	$2,450	$1.11	10d	1	0.49mi
4017 Springfield Ln Heartland, TX	4.0	3.0	2204	$2,450	$1.11	35d	1	0.49mi
1706 Horizons Hl Crandall, TX	3.0	2.0	1266	$1,850	$1.46	24d	1	0.49mi
1706 Horizons Hl Crandall, TX	3.0	2.0	1266	$1,850	$1.46	10d	1	0.49mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,350	$1.43	132d	1	0.50mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	165d	1	0.50mi
1817 Mallen Farm Rdg Crandall, TX	3.0	2.0	1450	$1,800	$1.24	49d	1	0.53mi
2938 Montrose Trl Heartland, TX	4.0	2.0	1825	$2,250	$1.23	65d	1	0.55mi
2938 Montrose Trl Heartland, TX	4.0	2.0	1825	$2,250	$1.23	71d	1	0.55mi
2921 Bronte Blvd Heartland, TX	4.0	2.5	2136	$2,400	$1.12	38d	1	0.57mi
3942 Surrey Dr Crandall, TX	3.0	2.0	1257	$1,750	$1.39	14d	1	0.58mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	184d	1	0.59mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	184d	1	0.60mi

Listing history 50 events

1. 2026-11-08
   days on market $223,999 Active 765 DOM
2. 2026-11-07
   days on market $223,999 Active 764 DOM
3. 2026-11-06
   days on market $223,999 Active 763 DOM
4. 2026-11-05
   days on market $223,999 Active 762 DOM
5. 2026-11-04
   days on market $223,999 Active 761 DOM
6. 2026-11-02
   days on market $223,999 Active 759 DOM
7. 2026-11-01
   days on market $223,999 Active 758 DOM
8. 2026-10-31
   days on market $223,999 Active 757 DOM
9. 2026-10-30
   days on market $223,999 Active 756 DOM
10. 2026-10-29
    days on market $223,999 Active 755 DOM
11. 2026-10-28
    days on market $223,999 Active 754 DOM
12. 2026-10-27
    days on market $223,999 Active 753 DOM
13. 2026-10-26
    days on market $223,999 Active 752 DOM
14. 2026-10-25
    days on market $223,999 Active 751 DOM
15. 2026-10-24
    days on market $223,999 Active 750 DOM
16. 2026-10-23
    days on market $223,999 Active 749 DOM
17. 2026-10-22
    days on market $223,999 Active 748 DOM
18. 2026-10-21
    days on market $223,999 Active 747 DOM
19. 2026-10-20
    days on market $223,999 Active 746 DOM
20. 2026-10-19
    days on market $223,999 Active 745 DOM
21. 2026-10-18
    days on market $223,999 Active 744 DOM
22. 2026-10-17
    days on market $223,999 Active 743 DOM
23. 2026-10-16
    days on market $223,999 Active 742 DOM
24. 2026-10-15
    days on market $223,999 Active 741 DOM
25. 2026-10-14
    days on market $223,999 Active 740 DOM
26. 2026-10-13
    days on market $223,999 Active 739 DOM
27. 2026-10-12
    days on market $223,999 Active 738 DOM
28. 2026-10-11
    days on market $223,999 Active 737 DOM
29. 2026-10-10
    days on market $223,999 Active 736 DOM
30. 2026-10-09
    days on market $223,999 Active 735 DOM
31. 2026-10-08
    days on market $223,999 Active 734 DOM
32. 2026-10-07
    days on market $223,999 Active 733 DOM
33. 2026-10-06
    days on market $223,999 Active 732 DOM
34. 2026-10-05
    days on market $223,999 Active 731 DOM
35. 2026-10-04
    days on market $223,999 Active 730 DOM
36. 2026-10-04
    days on market $223,999 Active 729 DOM
37. 2026-10-02
    days on market $223,999 Active 728 DOM
38. 2026-10-01
    days on market $223,999 Active 727 DOM
39. 2026-09-30
    days on market $223,999 Active 726 DOM
40. 2026-09-29
    days on market $223,999 Active 725 DOM
41. 2026-09-28
    days on market $223,999 Active 724 DOM
42. 2026-09-27
    days on market $223,999 Active 723 DOM
43. 2026-09-26
    days on market $223,999 Active 722 DOM
44. 2026-09-25
    days on market $223,999 Active 721 DOM
45. 2026-09-24
    days on market $223,999 Active 720 DOM
46. 2026-09-23
    days on market $223,999 Active 719 DOM
47. 2026-09-22
    days on market $223,999 Active 718 DOM
48. 2026-09-21
    days on market $223,999 Active 717 DOM
49. 2026-09-20
    days on market $223,999 Active 716 DOM
50. 2026-09-19
    days on market $223,999 Active 715 DOM

ⓘ 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: $25,884
• − Mortgage interest: −$14,896
• − Property taxes: −$3,989
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$7,736
• Taxable loss: −$6,209
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $-115/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. ↑

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

Livability — Heartland

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

Census & demographics

• Census place: Heartland, TX
• County: Kaufman County · 138,716 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: 5% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 27% Other Indo-European 1%

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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

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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