302 E Gertrude St · Crandall, TX 75114

$109,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 114 Days on market

Built 1980 10,498 sqft lot $108/sqft · 44% below area Est $197k · 44% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedroom, one-bath home situated on a large lot featuring a spacious workshop with roll-up door. Conveniently located near downtown Crandall with easy access to Highway 175, restaurants, and local amenities. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

Key facts

• Large lot
• Spacious workshop
• Local amenities

Tags

• LARGE LOT
• SPACIOUS WORKSHOP
• EASY ACCESS TO HIGHWAY 175
• NEAR DOWNTOWN CRANDALL
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.3% in Crandall — 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 68/100 on livability (#507 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• 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: 802 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.15%
• DSCR: 1.85
• GRM: 4.9

CMA / ARV

• ARV (median comp): $197,127
• List price: $109,900
• Delta: -44.25%
• 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
204 W Trunk St	0.29mi	2/1.0	1,092 (+8%)	6mo	$250,000	$229	69
307 N 4th St	0.14mi	3/1.0 (+1)	940 (-7%)	12mo	$100,000	$106	66
110 Amy Dr	0.50mi	3/1.0 (+1)	1,076 (+6%)	2mo	$189,900	$176	60
4125 Quarry St	0.24mi	2/2.5	1,130 (+11%)	7mo	$201,990	$179	58
4113 Quarry St	0.24mi	2/2.5	1,130 (+11%)	9mo	$201,990	$179	57
207 N 1st St	0.32mi	2/1.0	896 (-12%)	11mo	$104,000	$116	56
108 Turning Row Dr	0.43mi	3/1.5 (+1)	1,123 (+11%)	3mo	$199,900	$178	53
402 N 2nd St	0.24mi	3/1.0 (+1)	1,144 (+13%)	12mo	$205,000	$179	53
505 S Main St	0.47mi	2/1.0	926 (-9%)	18mo	$195,000	$211	48
409 S 5th St	0.40mi	3/2.0 (+1)	1,107 (+9%)	11mo	$119,900	$108	48
104 Amy Dr	0.47mi	3/2.0 (+1)	1,068 (+5%)	16mo	$190,000	$178	47
304 Fox Run	0.39mi	3/1.0 (+1)	1,119 (+10%)	18mo	$200,000	$179	45

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $13,637
• Equity at exit: $16,386

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $52,828
• Equity at exit: $9,502

Cash invested: $30,772 (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: 802
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$576
• Tax from tax record: −$363 /mo · $4,353/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $491

Break-even live

Break-even rent $1,247

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $553	-5% $522	+0% $491	+5% $460	+10% $429
Rent	-10% $344	-5% $417	+0% $491	+5% $565	+10% $639
Rate	-1.0pp $546	-0.5pp $519	base $491	+0.5pp $463	+1.0pp $434

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	0.12mi
106 W Church St Crandall, TX	2.0	1.0	984	$1,500	$1.52	22d	1	0.40mi
204 Fox Run Crandall, TX	3.0	1.5	1034	$1,450	$1.40	6d	1	0.41mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	0.45mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	9d	1	1.23mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	1d	1	1.23mi

Listing history 23 events

1. 2026-06-21
   days on market $109,900 Active 114 DOM
2. 2026-06-18
   days on market $109,900 Active 111 DOM
3. 2026-06-17
   days on market $109,900 Active 110 DOM
4. 2026-06-16
   days on market $109,900 Active 109 DOM
5. 2026-06-15
   days on market $109,900 Active 108 DOM
6. 2026-06-13
   days on market $109,900 Active 106 DOM
7. 2026-06-09
   pricestatusdays on market $109,900 Active 102 DOM
8. 2026-05-05
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Two-bedroom, one-bath home situated on a large lot featuring a spacious workshop with roll-up door. Conveniently located near downtown Crandall with easy access to Highway 175, restaurants, and local amenities. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

9. 2026-03-31
   price $119,900 555-char remark

   Show marketing remark (555 chars)

   Two-bedroom, one-bath home situated on a large lot featuring a spacious workshop with roll-up door. Conveniently located near downtown Crandall with easy access to Highway 175, restaurants, and local amenities. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

10. 2026-02-26
    price $129,900 555-char remark

    Show marketing remark (555 chars)

    Two-bedroom, one-bath home situated on a large lot featuring a spacious workshop with roll-up door. Conveniently located near downtown Crandall with easy access to Highway 175, restaurants, and local amenities. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

11. 2026-01-21
    listed $142,000 Active 555-char remark

    Show marketing remark (555 chars)

    Two-bedroom, one-bath home situated on a large lot featuring a spacious workshop with roll-up door. Conveniently located near downtown Crandall with easy access to Highway 175, restaurants, and local amenities. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.

12. 2023-06-08
    soldstatus
13. 2023-04-28
    soldstatus Closed 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

14. 2023-04-18
    status Pending 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

15. 2023-04-01
    price $199,900 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

16. 2023-04-01
    historical Active Option Contract 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

17. 2023-03-29
    price $189,900 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

18. 2023-03-24
    listed $199,900 Active 411-char remark

    Show marketing remark (411 chars)

    This 2-bedroom home has plenty of charm inside and out and is on a large lot. New luxury vinyl plank flooring. Freshly painted exterior and interior. Open floorplan. Spacious fenced backyard that allows plenty of room for kids and pets to run around. Bonus room in the back of the house for storage or whatever suits your need. Workshop with electricity that is 16x25. This one is a gem and too cute to pass up!

19. 2009-05-06
    soldstatus
20. 2009-04-28
    soldstatus
21. 2009-03-16
    historical
22. 2008-11-29
    listed $55,000
23. 2008-06-19
    soldstatus

ⓘ 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: $4,353 · $363/mo
• Projected year-2 tax: $4,353 · $363/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $22,420
• − Mortgage interest: −$6,156
• − Property taxes: −$4,353
• − Insurance: −$550
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$3,197
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,795/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: 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 — Crandall

• Score: 68/100
• State rank: #507
• US rank: #10022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crandall, TX
• County: Kaufman County · 122,338 people
• City population: 9,333
• 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

+118.0% since first listed

16 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-03-31 Price Changed $119,900 NTREIS
• 2026-02-26 Price Changed $129,900 NTREIS
• 2026-01-21 Listed $142,000 NTREIS
• 2023-06-08 Sold (Public Records) — Public Records
• 2023-04-28 Sold (MLS) — NTREIS
• 2023-04-18 Pending — NTREIS
• 2023-04-01 Price Changed $199,900 NTREIS
• 2023-04-01 Contingent — NTREIS
• 2023-03-29 Price Changed $189,900 NTREIS
• 2023-03-24 Listed $199,900 NTREIS
• 2009-05-06 Sold (Public Records) — Public Records
• 2009-04-28 Sold (MLS) — NTREIS
• 2009-03-16 Listing Removed — NTREIS
• 2008-11-29 Listed $55,000 NTREIS
• 2008-06-19 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,353 · -8.0% YoY. Source: county tax records.