2601 Beech Creek Rd · Glenn Heights, TX 75154

$295,750

4 bd · 2.5 ba · 2,148 sqft · SingleFamily public records · 15 Days on market

Built 2021 Good condition 9,714 sqft lot Est $329k · 10% under $38/mo HOA · 1% 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 +13.0/30.0
• ARV discount +12.0/15.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained, one owner home offers 2,148 square feet of functional living space with a versatile layout designed for everyday living. The interior features wood look flooring and a light filled open concept living area that connects seamlessly to the kitchen, creating a practical space for both daily use and entertaining. At the front of the home, a flexible bonus room provides options for a home office, secondary living area, or playroom. The kitchen includes stainless steel appliances, a center island, white cabinetry, and a walk in pantry, with a conveniently located half bath near the garage for guests. All bedrooms are located upstairs, allowing for separation between living a

Key facts

• Flexible bonus room
• Oversized shower
• Walk in pantry

Tags

• OPEN CONCEPT LIVING AREA
• FLEXIBLE BONUS ROOM
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• WALK IN PANTRY
• OVERSIZED SHOWER

Property features AI

Finance

• Other: Property listed as real estate owned (REO)
• Financial info: Listing accepts Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA with annual fee (includes management fees); HOA managed by Vision Communities Management

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Built in 2021; Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Lot less than 0.5 acre (approximately 0.223 acres)

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric cooktop; Electric range; Pantry
• Bedrooms: Primary bedroom on level 2 with double shower, dual sinks and ensuite bath; Three additional bedrooms on level 2 (split-bedroom layout)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Pantry; Other
• Laundry & utility: Washer and dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $296k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (4.2% below list).
• Recommended offer: $283k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Glenn Heights — 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 60/100 on livability (#1,051 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Red Oak ISD (suburban): math 40% / reading 36% proficiency, ranked #384 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shields El (math 34% / reading 36%, grade F, #1,965 of 4,322 statewide, top 46%, 563 students, 60% FRL); Red Oak Middle (math 38% / reading 32%, grade F, #842 of 1,662 statewide, top 51%, 1,546 students, 63% FRL); Red Oak H S (math 50% / reading 50%, grade D+, #495 of 1,632 statewide, top 30%, 2,160 students, 54% FRL) — zoned schools average 59% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 575 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 15 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $283,263 (4.2% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $328,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Sagebrush Dr	0.26mi	4/2.5	2,100 (-2%)	1mo	$340,000	$162	83
2617 Sagebrush Dr	0.12mi	4/2.5	2,068 (-4%)	7mo	$330,000	$160	82
225 Pebblebrook Ln	0.44mi	4/2.5	2,125 (-1%)	8mo	$325,000	$153	71
305 Gypsum Ln	0.24mi	4/2.5	2,405 (+12%)	2mo	$295,000	$123	67
208 W Glen Meadow Dr	0.54mi	4/2.0	2,038 (-5%)	3mo	$309,500	$152	62
102 Hollywood Dr	0.59mi	3/2.0 (-1)	2,135 (-1%)	7mo	$249,000	$117	58
404 Gypsum Ln	0.27mi	4/2.0	1,864 (-13%)	9mo	$304,999	$164	56
207 White Rock Ct	0.38mi	4/3.0	2,374 (+10%)	10mo	$475,000	$200	54
312 Stone Creek Blvd	0.55mi	3/2.5 (-1)	2,008 (-6%)	7mo	$289,900	$144	53
114 Hollywood Dr	0.67mi	3/2.0 (-1)	1,967 (-8%)	1mo	$314,999	$160	46
2615 Cannon Ct	0.66mi	4/2.5	2,371 (+10%)	10mo	$340,000	$143	44
2600 Centurion Rd	0.63mi	4/2.5	2,372 (+10%)	12mo	$339,900	$143	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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-48,795
• Equity at exit: $44,097

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-43,216
• Equity at exit: $25,571

Cash invested: $82,810 (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 75154

• Home prices YoY: -18.5%
• Rents YoY: 3.0%
• Active inventory: 575
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,833 high
• Mortgage (P&I): −$1,551
• Tax from tax record: −$542 /mo · $6,498/yr
• Insurance: −$123
• HOA: −$38
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-16

Break-even live

Break-even rent $2,853

Max offer price $292,937

Occupancy floor 96%

Sensitivity live

Price	-10% $151	-5% $68	+0% $-16	+5% $-100	+10% $-183
Rent	-10% $-240	-5% $-128	+0% $-16	+5% $96	+10% $208
Rate	-1.0pp $133	-0.5pp $59	base $-16	+0.5pp $-93	+1.0pp $-171

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: $73,938
• Closing costs: $8,872
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Sagebrush Dr Glenn Heights, TX	5.0	3.0	2722	$3,100	$1.14	45d	1	0.11mi
2556 Sanders Creek Dr Glenn Heights, TX	4.0	2.0	2095	$2,545	$1.21	45d	1	0.14mi
2636 Sagebrush Dr Glenn Heights, TX	4.0	2.5	2136	$2,995	$1.40	0d	1	0.15mi
2609 Sanders Creek Dr Glenn Heights, TX	4.0	2.5	2095	$2,329	$1.11	45d	1	0.16mi
2421 Frio River Rd Glenn Heights, TX	4.0	2.0	1816	$2,585	$1.42	19d	1	0.38mi
317 W Glen Meadow Dr Glenn Heights, TX	3.0	2.0	1433	$2,070	$1.44	26d	1	0.54mi
209 Wilshire Dr Glenn Heights, TX	3.0	2.0	1433	$2,355	$1.64	7d	1	0.72mi
601 Shady Meadow Ln Glenn Heights, TX	4.0	2.0	2162	$2,545	$1.18	22d	1	0.90mi
700 Shady Meadow Ln Glenn Heights, TX	4.0	2.0	2135	$2,595	$1.22	0d	1	0.91mi
701 Shady Meadow Ln Glenn Heights, TX	3.0	2.0	1797	$2,350	$1.31	0d	1	0.94mi
2521 Dunbarton Dr Red Oak, TX	4.0	3.5	2830	$3,280	$1.16	1d	1	0.95mi
2521 Dunbarton Dr Red Oak, TX	4.0	3.5	2830	$3,280	$1.16	13d	1	0.95mi
300 Clayton St Red Oak, TX	4.0	3.0	2460	$3,100	$1.26	9d	1	0.95mi
417 W Milas Ln Glenn Heights, TX	4.0	2.0	2480	$3,850	$1.55	45d	1	1.06mi
1957 S Westmoreland Rd Glenn Heights, TX	3.0	1.0	1652	$2,500	$1.51	0d	1	1.13mi
1902 Purdue Dr Glenn Heights, TX	4.0	2.0	2427	$2,545	$1.05	19d	1	1.28mi
631 Magnolia Ln Glenn Heights, TX	3.0	2.5	2814	$2,430	$0.86	26d	1	1.50mi
631 Magnolia Ln Glenn Heights, TX	3.0	2.5	2814	$2,576	$0.92	45d	1	1.50mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 4 events

1. 2026-06-02
   status $295,750 Pending 15 DOM
2. 2026-06-01
   days on market $295,750 Active 15 DOM
3. 2026-05-31
   days on market $295,750 Active 14 DOM
4. 2026-05-17
   listed $295,750 Active

ⓘ 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: $6,498 · $542/mo
• Projected year-2 tax: $6,498 · $542/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,992
• − Mortgage interest: −$16,567
• − Property taxes: −$6,498
• − Insurance: −$1,479
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$456
• − Depreciation: −$8,604
• Taxable loss: −$5,050
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $1,021/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

Good 80/100 Cosmetic rehab

This well-maintained, one-owner home offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and increases value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Red Oak ISD
• NCES district ID: 4836660
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $71,110
• Composite: 34.88/100
• National rank: #5084
• State rank: #384 of 826 in TX

Livability — Glenn Heights

• Score: 60/100
• State rank: #1051
• US rank: #18686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenn Heights, TX
• County: Ellis County · 199,237 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,516
• Household income: $100,388
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 1081.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 39% Black 30% Hispanic / Latino 27% Two or more races 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18%

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: ▼ -67.06%
• Current HPI: 294.5836
• Rent YoY: ▲ 2.99%
• 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

1 event — show timeline

• 2026-05-17 Listed $295,750 NTREIS

Property tax history

+78.6%/yr

Latest (2025): $6,498 · -0.6% YoY. Source: county tax records.