3303 Knoll Dr · Ennis, TX 75119

$220,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 45 Days on market

Built 2022 Good condition 5,750 sqft lot Est $278k · 21% under $42/mo HOA · 2% of rent ↓ 34% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this great single-story residence nestled in the sought-after Stonewyck Farms community of Ennis, TX. Great open-concept layout featuring a spacious living area filled with natural light, ideal for both relaxation and entertaining. The modern kitchen is equipped with granite countertops, an island for additional workspace, and ample cabinetry for storage. The adjacent dining area provides a seamless flow for family meals and gatherings. The main bedroom has a walk-in closet and an en-suite bathroom featuring dual vanities and a separate shower. Two spare bedrooms offer flexibility for family, guests, or a home office. Enjoy outdoor living on the covered patio overlooking

Key facts

• Dual vanities
• Walk-in closet
• En-suite bathroom

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL VANITIES

Property features AI

Finance

• Other: Special listing conditions: Real Estate Owned; Possession at closing/funding
• Financial info: Treat As Clear loan type; No second mortgage indicated
• HOA & community: Mandatory HOA; HOA fee $500 annually; HOA managed by First Service Residential; Association fee includes full use of facilities

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway; Garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2022; Brick construction; Composition roof; Slab foundation
• Exterior features: Less than 0.5 acre lot; Subdivision: Stonewyck Farms Ph 1

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Granite counters; Pantry; One living area; One dining area; Total of 8 rooms; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (4.0% below list).
• Recommended offer: $202k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.5% in Ennis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#304 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.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Travis El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 260 students, 71% FRL).
• Market conditions: Rents rising (+3.0%/yr); 364 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $7k 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 45 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 67% 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 $201,846 (8.3% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $278,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Barton Dr	0.29mi	3/2.0	1,532 (-1%)	2mo	$278,990	$182	83
802 Barton Dr	0.29mi	3/2.0	1,532 (-1%)	2mo	$274,990	$179	82
908 Barton Dr	0.28mi	4/2.0 (+1)	1,565 (+1%)	0mo	$273,490	$175	80
909 Barton Dr	0.29mi	3/2.0	1,613 (+4%)	1mo	$278,990	$173	79
901 Barton Dr	0.29mi	4/2.0 (+1)	1,565 (+1%)	2mo	$279,490	$179	79
808 Barton Dr	0.29mi	3/2.0	1,613 (+4%)	2mo	$278,990	$173	79
910 Barton Dr	0.28mi	3/2.0	1,473 (-5%)	2mo	$258,990	$176	77
803 Barton Dr	0.35mi	4/2.0 (+1)	1,565 (+1%)	2mo	$281,490	$180	76
800 Barton Dr	0.29mi	3/2.0	1,447 (-7%)	1mo	$264,990	$183	74
810 Fairbanks Dr	0.32mi	3/2.0	1,447 (-7%)	1mo	$264,990	$183	73
904 Fairbanks Dr	0.32mi	3/2.0	1,450 (-7%)	2mo	$260,990	$180	73
1207 Knoll Dr	0.09mi	3/2.0	1,337 (-14%)	3mo	$230,000	$172	70

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-42,115
• Equity at exit: $32,803

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-44,782
• Equity at exit: $19,022

Cash invested: $61,600 (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 75119

• Rents YoY: 3.0%
• Active inventory: 364
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$483 /mo · $5,801/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-103

Break-even live

Break-even rent $2,242

Max offer price $201,846

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-40	+0% $-103	+5% $-165	+10% $-227
Rent	-10% $-270	-5% $-186	+0% $-103	+5% $-19	+10% $64
Rate	-1.0pp $8	-0.5pp $-47	base $-103	+0.5pp $-160	+1.0pp $-218

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Knoll Dr Ennis, TX	4.0	2.0	1609	$2,050	$1.27	4d	1	0.05mi
1107 Knoll Dr Ennis, TX	3.0	2.0	1739	$2,200	$1.27	0d	1	0.13mi
1200 Canterbury Ln Ennis, TX	3.0	2.0	1508	$2,250	$1.49	11d	1	0.16mi
1213 Wildflower St Ennis, TX	4.0	2.0	1696	$2,100	$1.24	3d	1	0.26mi
907 Wildflower St Ennis, TX	4.0	2.0	1720	$2,199	$1.28	7d	1	0.38mi
904 Wildflower St Ennis, TX	3.0	2.0	1302	$2,099	$1.61	25d	1	0.39mi
1209 Vicksburg Dr Ennis, TX	4.0	2.0	1759	$1,970	$1.12	16d	1	0.42mi
1001 Odlozil Ln Ennis, TX	4.0	2.0	1720	$1,899	$1.10	25d	1	0.43mi
1101 Biloxi Dr Ennis, TX	1.0–3.0	1.0–2.0	909	$1,575	$1.73	0d	4	0.70mi
1212 Grace Cir Ennis, TX	1.0–3.0	1.0–2.0	905	$1,500	$1.66	0d	2	1.00mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $220,000
3. 2026-03-16
   listed $230,000 Active
4. 2025-11-19
   price $245,000
5. 2025-11-19
   status Active
6. 2025-08-07
   historical Active Option Contract
7. 2025-07-28
   price $220,000
8. 2025-07-15
   price $245,000
9. 2025-06-28
   price $259,900
10. 2025-06-17
    price $280,000
11. 2025-05-16
    listed $332,000 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: $5,801 · $483/mo
• Projected year-2 tax: $5,801 · $483/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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,337
• − Mortgage interest: −$12,323
• − Property taxes: −$5,801
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$504
• − Depreciation: −$6,400
• Taxable loss: −$4,845
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-70/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 single-story home in the Stonewyck Farms community of Ennis, TX, is in good condition with a good condition score of 80. It has a modern kitchen and bathroom, and the exterior appears in good condition. The home is move-in ready with minor maintenance and landscaping improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by improving the home's appearance and appeal.
• Both Painting interior walls — Fresh paint can make the home look more inviting and increase its value.
• Both Landscaping and yard maintenance — Improves the home's curb appeal and can attract more potential buyers or renters.
• Both HVAC maintenance — Ensures the HVAC system is functioning properly and can improve the home's comfort and energy efficiency.
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathroom can increase the home's value and appeal to a wider range of buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by improving the home's appearance and appeal. ↑
• Both Painting interior walls — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping and yard maintenance — Improves the home's curb appeal and can attract more potential buyers or renters. ↑
• Both HVAC maintenance — Ensures the HVAC system is functioning properly and can improve the home's comfort and energy efficiency. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathroom can increase the home's value and appeal to a wider range of buyers and renters. ↑

ⓘ 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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

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 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% 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: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

-33.7% since first listed

11 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-22 Price Changed $220,000 NTREIS
• 2026-03-16 Listed $230,000 NTREIS
• 2025-11-19 Price Changed $245,000 NTREIS
• 2025-11-19 Relisted — NTREIS
• 2025-08-07 Contingent — NTREIS
• 2025-07-28 Price Changed $220,000 NTREIS
• 2025-07-15 Price Changed $245,000 NTREIS
• 2025-06-28 Price Changed $259,900 NTREIS
• 2025-06-17 Price Changed $280,000 NTREIS
• 2025-05-16 Listed $332,000 NTREIS

Property tax history

+107.8%/yr

Latest (2025): $5,801 · +6.6% YoY. Source: county tax records.