1506 Highbridge Bvld · Heartland, TX 75114

$151,200

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 52 Days on market

Built 2023 Good condition 5,227 sqft lot $124/sqft · 33% below area Est $227k · 33% under $33/mo HOA · 2% of rent ↓ 16% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +6.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD OWNED HOME FHA CASE# 511-333141 SOLD AS-IS. Open-concept 3-bedroom, 2-bath home built in 2023, located in a desirable Crandall community within the highly rated Crandall Independent School District ISD. Enjoy community amenities including a beautiful pool and common areas, all maintained through the HOA. Large kitchen with plenty of cabinet space, breakfast bar and open to the living and dining area. Attached 1 car garage and fenced back yard. There is a lot of opportunity with this property so come check it out before it is gone. Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

Key facts

• Open-concept
• Fenced back yard
• Community amenities

Tags

• OPEN-CONCEPT
• COMMUNITY AMENITIES
• BEAUTIFUL POOL
• FENCED BACK YARD
• LARGE KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.6% in Heartland — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 52 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $38k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $146,664 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 6.5

CMA / ARV

• ARV (median comp): $227,337
• List price: $151,200
• Delta: -33.49%
• 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
2522 Smoke Passage St	0.44mi	3/2.0	1,260 (+3%)	2mo	$194,499	$154	72
2926 Hearts Trl	0.51mi	3/2.0	1,266 (+4%)	1mo	$204,999	$162	69
2919 Hearts Trl	0.52mi	3/2.0	1,266 (+4%)	1mo	$193,999	$153	68
2920 Hearts Trl	0.53mi	3/2.0	1,266 (+4%)	2mo	$191,999	$152	68
2914 Hearts Trl	0.55mi	3/2.0	1,266 (+4%)	3mo	$193,749	$153	66
2810 Bakers Bnd	0.46mi	3/2.0	1,335 (+9%)	0mo	$275,740	$207	63
2951 Hearts Trl	0.42mi	3/2.0	1,402 (+15%)	2mo	$205,999	$147	54
2923 Hearts Trl	0.51mi	3/2.0	1,402 (+15%)	1mo	$210,999	$150	51
2529 Talus Run	0.57mi	3/2.0	1,396 (+14%)	1mo	$267,240	$191	49
2915 Hearts Trl	0.54mi	3/2.0	1,402 (+15%)	2mo	$219,999	$157	48
2208 Starstruck Ct	0.72mi	3/2.0	1,402 (+15%)	2mo	$261,999	$187	40
1141 Avalon Dr	0.63mi	2/1.0 (-1)	1,070 (-12%)	3mo	$167,900	$157	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,176
• Equity at exit: $22,544

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,738
• Equity at exit: $13,073

Cash invested: $42,336 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$793
• Tax from tax record: −$476 /mo · $5,715/yr
• Insurance: −$63
• HOA: −$33
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $174

Break-even live

Break-even rent $1,728

Max offer price $151,200

Occupancy floor 86%

Sensitivity live

Price	-10% $260	-5% $217	+0% $174	+5% $131	+10% $89
Rent	-10% $20	-5% $97	+0% $174	+5% $251	+10% $328
Rate	-1.0pp $250	-0.5pp $213	base $174	+0.5pp $135	+1.0pp $95

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: $37,800
• Closing costs: $4,536
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	44d	1	0.09mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,850	$1.46	16d	1	0.16mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	44d	1	0.17mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	44d	1	0.18mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.19mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	3d	1	0.20mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.20mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	3d	1	0.21mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	25d	1	0.22mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	25d	1	0.22mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	44d	1	0.23mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	25d	1	0.24mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	2d	1	0.25mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	25d	1	0.26mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	44d	1	0.27mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	3d	1	0.34mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	25d	1	0.35mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	44d	1	0.36mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,765	$1.45	6d	1	0.40mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0	1497	$2,131	$1.42	2d	5	0.43mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	19d	1	0.57mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	44d	1	0.61mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	44d	1	0.63mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	44d	1	0.63mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	44d	1	0.67mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	44d	1	0.71mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	17d	1	0.72mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	25d	1	0.79mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	2d	1	0.84mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	13d	1	0.86mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,242	$1.39	2d	1	0.91mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	2d	1	1.14mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	44d	1	1.24mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	2d	1	1.39mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-04
   status $151,200 Pending 52 DOM
2. 2026-06-03
   days on market $151,200 Active Contingent 52 DOM
3. 2026-06-02
   days on market $151,200 Active Contingent 51 DOM
4. 2026-06-01
   days on market $151,200 Active Contingent 50 DOM
5. 2026-05-31
   days on market $151,200 Active Contingent 49 DOM
6. 2026-04-08
   listed $189,000 Active 670-char remark

   Show marketing remark (670 chars)

   HUD OWNED HOME FHA CASE# 511-333141 SOLD AS-IS. Open-concept 3-bedroom, 2-bath home built in 2023, located in a desirable Crandall community within the highly rated Crandall Independent School District ISD. Enjoy community amenities including a beautiful pool and common areas, all maintained through the HOA. Large kitchen with plenty of cabinet space, breakfast bar and open to the living and dining area. Attached 1 car garage and fenced back yard. There is a lot of opportunity with this property so come check it out before it is gone. Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

7. 2025-10-23
   price $225,000
8. 2025-10-22
   listed $325,000 Active
9. 2024-08-21
   historical
10. 2024-08-07
    status Active
11. 2024-07-30
    historical Active Option Contract
12. 2024-07-25
    listed $225,000 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: $5,715 · $476/mo
• Projected year-2 tax: $5,715 · $476/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 6/10 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: $23,384
• − Mortgage interest: −$8,470
• − Property taxes: −$5,715
• − Insurance: −$756
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$396
• − Depreciation: −$4,399
• Taxable loss: −$93
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,113/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2023 single-family home in a desirable Crandall community is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace blinds — Improves natural light and aesthetics
• 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 blinds — Improves natural light and aesthetics ↑
• 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: 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 — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kaufman County · 122,338 people
• 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

-16.0% since first listed

7 events — show timeline

• 2026-04-08 Listed $189,000 NTREIS
• 2025-10-23 Price Changed $225,000 NTREIS
• 2025-10-22 Listed $325,000 NTREIS
• 2024-08-21 Listing Removed — NTREIS
• 2024-08-07 Relisted — NTREIS
• 2024-07-30 Contingent — NTREIS
• 2024-07-25 Listed $225,000 NTREIS

Property tax history

+62.5%/yr

Latest (2025): $5,715 · -14.9% YoY. Source: county tax records.