ALTARIA Plan · Crandall, TX 75114

$219,990

4 bd · 2.5 ba · 1,549 sqft · SingleFamily · 303 Days on market

Excellent condition

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 stainless-steel appliances and durable wood plank laminate flooring, this kitchen is designed for ease of use. With a built-in sink, dishwasher, and walk-in pantry, you'll have everything you need for meal prep and storage. The large primary bedroom is designed for relaxation, offering an adjacent bathroom that ensures your mornings are stress-free. The bathroom features a stylish vanity with a sink and a non-framed mirror, while the walk-in closet provides ample space for organization. This well-designed bathroom is the perfect sanctuary to unwind after a busy day. The home is equipped with durable laminate wood plank flooring on the first floor, and if applicable, plush ½" carpet is used on the second floor. Additional smart home features and an innovative tech package are included to enhance

Key facts

• Covered front porch
• 36 inch cabinets
• Two story floorplan

Tags

• TWO STORY FLOORPLAN
• CUSTOM DESIGNED ELEVATION
• COVERED FRONT PORCH
• OPEN CONCEPT LIVING AREA
• 36 INCH CABINETS
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,607.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (0.8% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2k of loan paydown is wiped out by about $8k 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 303 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $193,591 (12.0% 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 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $282,607
• List price: $219,990
• Delta: -22.16%
• 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
2228 Starling St	0.50mi	4/2.0	1,456 (-6%)	1mo	$264,000	$181	64
3169 Maplehurst Ave	0.65mi	3/2.0 (-1)	1,522 (-2%)	1mo	$223,000	$147	58
2071 Wildcat Trl	0.63mi	3/2.0 (-1)	1,480 (-4%)	1mo	$244,900	$165	56
3138 Maplehurst Ave	0.73mi	3/2.0 (-1)	1,522 (-2%)	2mo	$225,499	$148	55
3175 Maplehurst Ave	0.64mi	4/2.0	1,760 (+14%)	0mo	$251,499	$143	45
3141 Maplehurst Ave	0.71mi	4/2.0	1,720 (+11%)	2mo	$243,499	$142	44
3165 Maplehurst Ave	0.66mi	4/2.0	1,760 (+14%)	1mo	$260,999	$148	44
3134 Maplehurst Ave	0.74mi	4/2.0	1,720 (+11%)	2mo	$234,499	$136	43
3145 Maplehurst Ave	0.71mi	4/2.0	1,760 (+14%)	1mo	$237,599	$135	41
3351 Meadowleaf Rd	0.65mi	4/2.0	1,760 (+14%)	6mo	$241,799	$137	40
1973 Ocelot St	0.69mi	3/2.0 (-1)	1,354 (-13%)	4mo	$215,000	$159	36
3129 Maplehurst Ave	0.74mi	4/2.0	1,760 (+14%)	6mo	$252,699	$144	36

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-60,364
• Equity at exit: $42,138

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-71,233
• Equity at exit: $24,435

Cash invested: $79,130 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$1,482
• Tax est. 1.5%: −$353 /mo · $4,239/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-229

Break-even live

Break-even rent $2,472

Max offer price $249,431

Occupancy floor —

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: $70,652
• Closing costs: $8,478
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	7d	1	0.84mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	43d	1	0.86mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	18d	1	0.91mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	16d	1	1.05mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	43d	1	1.09mi
2307 Albert Ln Crandall, TX	4.0	3.0	2088	$2,500	$1.20	24d	1	1.10mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	43d	1	1.12mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	12d	1	1.21mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	43d	1	1.22mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	1d	1	1.23mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	24d	1	1.23mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	24d	1	1.25mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	24d	1	1.26mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	2d	1	1.26mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	43d	1	1.27mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	43d	1	1.29mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	43d	1	1.30mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,850	$1.46	15d	1	1.31mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	1.32mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	43d	1	1.34mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0	1497	$2,406	$1.61	1d	5	1.36mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	1.38mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	43d	1	1.43mi

Listing history 9 events

1. 2026-06-09
   days on market $219,990 Active 303 DOM
2. 2026-06-08
   days on market $219,990 Active 302 DOM
3. 2026-06-07
   days on market $219,990 Active 301 DOM
4. 2026-06-04
   days on market $219,990 Active 298 DOM
5. 2026-06-03
   days on market $219,990 Active 297 DOM
6. 2026-06-02
   days on market $219,990 Active 296 DOM
7. 2026-06-01
   days on market $219,990 Active 295 DOM
8. 2026-05-31
   days on market $219,990 Active 294 DOM
9. 2025-08-10
   listed $219,990 Active 1517-char remark

   Show marketing remark (1517 chars)

   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 stainless-steel appliances and durable wood plank laminate flooring, this kitchen is designed for ease of use. With a built-in sink, dishwasher, and walk-in pantry, you'll have everything you need for meal prep and storage. The large primary bedroom is designed for relaxation, offering an adjacent bathroom that ensures your mornings are stress-free. The bathroom features a stylish vanity with a sink and a non-framed mirror, while the walk-in closet provides ample space for organization. This well-designed bathroom is the perfect sanctuary to unwind after a busy day. The home is equipped with durable laminate wood plank flooring on the first floor, and if applicable, plush ½" carpet is used on the second floor. Additional smart home features and an innovative tech package are included to enhance

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,184
• − Mortgage interest: −$15,830
• − Property taxes: −$4,239
• − Insurance: −$1,413
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$8,221
• Taxable loss: −$7,709
• Est. tax savings @ 24.0%: +$1,850
• After-tax cash flow: $-901/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 · 13 photos

Excellent 95/100 None rehab

This Altaria home is in excellent condition with no visible repairs needed. It offers a beautiful two-story design with modern finishes and a well-maintained exterior. Upgrades to the exterior and kitchen would further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal
• Resale Landscaping the front yard — Improves curb appeal
• Both Upgrading the kitchen backsplash — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal ↑
• Resale Landscaping the front yard — Improves curb appeal ↑
• Both Upgrading the kitchen backsplash — Enhances aesthetics and functionality ↑

ⓘ 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

Price history

1 event — show timeline

• 2025-08-10 Listed $219,990 Zillow