ALTARIA Plan · Crandall, TX 75114

$219,990

4 bd · 2.5 ba · 1,549 sqft · SingleFamily · 5 Days on market

Good condition

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

View the beautiful two-story Altaria floorplan! This beautiful Cottage Style home plan offers a perfect mix of style, comfort, and practicality! The exterior of this home is characterized by a custom-designed elevation with exquisite siding details, creating a welcoming first impression. A charming covered front porch leads to a high-quality raised-panel fiberglass insulated front door, with options for upgrading to a decorative door for a personalized touch. As you step inside, the spacious foyer leads to the open concept living area, where functionality meets style. The kitchen is the heart of the home, featuring 36" cabinets with hidden hinges for a clean, modern look. Equipped with

Key facts

• Covered front porch
• Two-story floorplan
• Cottage style home

Tags

• TWO-STORY FLOORPLAN
• COTTAGE STYLE HOME
• CUSTOM-DESIGNED ELEVATION
• COVERED FRONT PORCH
• RAISED-PANEL FIBERGLASS DOOR
• OPEN CONCEPT LIVING AREA

Property features AI

Finance

• Financial info: List price: $219,990

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: Single-family plan (ALTARIA); Active listing
• Exterior features: 1,549 total living area; Address: Crandall, TX 75114 (Selling From Crane Xing)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan ALTARIA (new construction)

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,252.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.5% 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.
• Market conditions: 787 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 31% of the median local income ($88k/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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $219,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $229,252
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4176 Sunridge Dr	0.10mi	4/2.5	1,549 (0%)	0mo	$234,515	$151	96
4128 Sunridge Dr	0.07mi	4/2.5	1,549 (0%)	3mo	$226,490	$146	94
4116 Sunridge Dr	0.07mi	4/2.5	1,549 (0%)	4mo	$222,490	$144	94
4408 Bonney Ave	0.11mi	4/2.5	1,549 (0%)	2mo	$228,490	$148	93
4516 Bonney Ave	0.10mi	4/2.5	1,549 (0%)	2mo	$222,490	$144	93
4136 Sunridge Dr	0.07mi	3/2.5 (-1)	1,419 (-8%)	3mo	$218,490	$154	76
4461 Bonney Ave	0.07mi	3/2.5 (-1)	1,419 (-8%)	6mo	$218,490	$154	73

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-22,906
• Equity at exit: $34,182

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,510
• Equity at exit: $19,822

Cash invested: $64,191 (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: 787
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,202
• Tax est. 1.5%: −$287 /mo · $3,439/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $223

Break-even live

Break-even rent $2,005

Max offer price $229,252

Occupancy floor 85%

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: $57,313
• Closing costs: $6,878
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4484 Bonney Ave Crandall, TX	3.0	2.5	1206	$2,000	$1.66	1d	1	0.09mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	1d	1	0.89mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	13d	1	1.14mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	24d	1	1.21mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	17d	1	1.35mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	44d	1	1.41mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	44d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $219,990 Active 5 DOM
2. 2026-06-17
   days on market $219,990 Active 4 DOM
3. 2026-06-16
   days on market $219,990 Active 3 DOM
4. 2026-06-15
   days on market $219,990 Active 2 DOM
5. 2026-06-13
   remarks 694-char remark
6. 2026-06-13
   listed $219,990 Active 1 DOM

ⓘ 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: $27,454
• − Mortgage interest: −$12,842
• − Property taxes: −$3,439
• − Insurance: −$1,146
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$6,669
• Taxable loss: −$1,034
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $2,925/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 · 11 photos

Good 80/100 None rehab

This Altaria home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed and has a good curb appeal. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal and increase both resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale Kitchen backsplash — A backsplash can add visual interest and value to the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and value to the kitchen. ↑

ⓘ 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: 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

• 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