336 Dairy Way · Midlothian, TX 76065

$387,999

4 bd · 2.0 ba · 2,128 sqft · SingleFamily · 10 Days on market

Built 2026 Excellent condition 6,098 sqft lot $182/sqft · at area comps Est $382k · at est. $63/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).

• Cash flow +12.1/30.0
• ARV discount +6.8/15.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21260413 - Built by Risewell Homes - Jun 2026 completion! ~ This thoughtfully designed single-story home offers a spacious and inviting layout perfect for comfortable everyday living. The open-concept family room, kitchen, and breakfast nook create a bright and welcoming heart of the home, ideal for entertaining or relaxing with loved ones. The well-appointed kitchen features a large island, abundant cabinetry, and a convenient pantry, all overlooking the main living space. The private primary suite provides a peaceful retreat with a beautifully designed bath, tile pan shower, dual vanities, and a generous walk-in closet. Three additional bedrooms offer flexibility for family or guests

Key facts

• Large island
• Convenient pantry
• 6,098 sq ft lot

Tags

• OPEN-CONCEPT FAMILY ROOM
• WELL-APPOINTED KITCHEN
• LARGE ISLAND
• CONVENIENT PANTRY
• PRIVATE PRIMARY SUITE
• BEAUTIFULLY DESIGNED BATH

Property features AI

Finance

• Other: Community amenities include a pool, playground, curbs and sidewalks; Green/energy-efficient features: enhanced attic insulation, efficient appliances, insulated doors, efficient HVAC, insulation, efficient lighting, low-flow commodes, mechanical fresh air, rain/freeze sensors; Water conservation: low-flow fixtures
• Financial info: Second mortgage: none; Loan type: Treat As Clear
• HOA & community: Mandatory HOA; Annual association fee; Association fee covers full use of facilities and management fees; HOA management: Neighborhood Management INC

Exterior

• Parking: Attached 2-car garage (approx. 20' x 20'); 2 covered parking spaces
• Security: Security system owned; Smoke detectors; Carbon monoxide detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Detached; Single-story; New construction (incomplete; year built 2026)
• Construction: Brick, fiber cement and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Fenced backyard with gate (wood)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Vented exhaust fan; Gas water heater
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Zoned heating and cooling; ENERGY STAR qualified equipment; Central air; Electric cooling; Fireplace(s) contribute to heating
• Interior features: Decorative lighting; High-speed internet available; One living area; One dining area; 8 total rooms; One level (single-story)
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $388k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (13.3% below list).
• Recommended offer: $337k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Midlothian — 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 70/100 on livability (#371 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Midlothian ISD (suburban): math 53% / reading 52% proficiency, ranked #94 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Longbranch El (math 75% / reading 62%, grade B+, #176 of 4,322 statewide, top 4%, 652 students, 19% FRL); Walnut Grove Middle (math 57% / reading 56%, grade B, #226 of 1,662 statewide, top 14%, 992 students, 21% FRL); Midlothian H S (math 48% / reading 55%, grade D+, #478 of 1,632 statewide, top 29%, 1,994 students, 29% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 1135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 32% of the median local income ($128k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $336,553 (13.3% 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. 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?
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: 0.87% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $382,008
• List price: $387,999
• Delta: 1.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Redden Ln	0.09mi	4/2.0	2,139 (+0%)	1mo	$374,999	$175	95
343 Dairy Way	0.10mi	4/2.0	2,121 (-0%)	2mo	$394,999	$186	93
2845 Holstein Dr	0.17mi	3/2.0 (-1)	1,966 (-8%)	1mo	$364,999	$186	74
1013 Short Line Blvd	0.62mi	4/2.0	2,107 (-1%)	5mo	$365,000	$173	65
130 Clinton Ln	0.50mi	3/2.5 (-1)	1,964 (-8%)	0mo	$420,000	$214	56
3458 Oxford St	0.57mi	3/2.0 (-1)	2,288 (+8%)	2mo	$365,000	$160	54
3457 Nightingale Ln	0.65mi	4/3.0	2,260 (+6%)	4mo	$470,000	$208	52
3421 Nightingale Ln	0.58mi	3/2.0 (-1)	2,314 (+9%)	2mo	$480,000	$207	52
901 Abbey Ln	0.70mi	4/2.0	2,310 (+9%)	3mo	$385,000	$167	51
1125 Cardinal Dr	0.72mi	3/2.5 (-1)	2,259 (+6%)	0mo	$448,000	$198	49
3802 Arbor Grove Trl	0.68mi	4/2.0	2,338 (+10%)	4mo	$435,000	$186	48
518 Royal Ln	0.69mi	3/2.0 (-1)	1,856 (-13%)	4mo	$349,900	$189	39

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.41×
• Total profit: $-63,707
• Equity at exit: $57,852

10-year hold

• IRR: -5.8%
• Equity multiple: 0.60×
• Total profit: $-43,042
• Equity at exit: $33,547

Cash invested: $108,640 (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 76065

• Home prices YoY: -18.9%
• Rents YoY: 4.3%
• Active inventory: 1135
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,366 medium
• Mortgage (P&I): −$2,035
• Tax est. 1.5%: −$485 /mo · $5,820/yr
• Insurance: −$162
• HOA: −$63
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-86

Break-even live

Break-even rent $3,474

Max offer price $375,612

Occupancy floor 98%

Sensitivity live

Price	-10% $183	-5% $48	+0% $-86	+5% $-220	+10% $-354
Rent	-10% $-351	-5% $-219	+0% $-86	+5% $47	+10% $180
Rate	-1.0pp $110	-0.5pp $13	base $-86	+0.5pp $-186	+1.0pp $-288

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Saint Charles Pl Midlothian, TX	5.0	3.0	2400	$8,950	$3.73	45d	1	0.49mi
2 Saint Charles Pl Unit 1389216P Midlothian, TX	5.0	3.0	2389	$15,575	$6.52	26d	1	0.49mi
3829 Honey Grove Dr Midlothian, TX	4.0	3.0	2400	$3,200	$1.33	45d	1	0.75mi
4021 Alpine St Midlothian, TX	4.0	3.0	2311	$3,100	$1.34	1d	1	1.29mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 3 events

1. 2026-05-15
   status Pending 1056-char remark
2. 2026-05-11
   price $387,999 1056-char remark
3. 2026-05-05
   listed $384,792 Active 1056-char remark

ⓘ 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: $40,386
• − Mortgage interest: −$21,734
• − Property taxes: −$5,820
• − Insurance: −$1,940
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − HOA: −$756
• − Depreciation: −$11,287
• Taxable loss: −$7,613
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $800/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 · 1 photo

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and inviting layout perfect for comfortable everyday living and is move-in ready.

Value-add opportunities

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Midlothian ISD
• NCES district ID: 4830600
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $85,068
• Composite: 48.22/100
• National rank: #2165
• State rank: #94 of 826 in TX

Livability — Midlothian

• Score: 70/100
• State rank: #371
• US rank: #7851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, TX
• County: Ellis County · 199,237 people
• City population: 47,438
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,438
• Household income: $127,756
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 811.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.85%
• Current HPI: 243.5953
• Rent YoY: ▲ 4.32%
• 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

+0.8% since first listed

3 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-11 Price Changed $387,999 NTREIS
• 2026-05-05 Listed $384,792 NTREIS