3549 Hank Dr · Heartland, TX 75114

$257,562

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 53 Days on market

Built 2024 Excellent condition 4,800 sqft lot $180/sqft · 14% below area Est $300k · 14% under $46/mo HOA · 2% of rent ↓ 7% 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 +13.8/15.0
• Cash flow +9.3/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully crafted single-story home that blends comfort, style, and thoughtful design. Featuring three spacious bedrooms and two full baths, this home offers a seamless open-concept layout perfect for both everyday living and entertaining. From the moment you arrive, you'll appreciate the timeless appeal of the three-sides brick exterior, offering durability and curb appeal. Inside, the home opens into a bright and airy living space that flows effortlessly into the dining area and upgraded kitchen-ideal for hosting gatherings or enjoying quiet evenings at home. The kitchen is a true centerpiece, showcasing a host of upgrades that elevate both form and function, while the open layout ensures you're always connected to the heart of the home. Step outside to your oversized covered patio-an entertainer's dream and the perfect place to relax, unwind, or enjoy outdoor dining year-round. Whether you're hosting a weekend barbecue or simply enjoying a quiet morning coffee, this expansive outdoor space sets this home apart. With a long list of upgrades throughout, this home delivers exceptional value and modern comfort in every detail - visit today!

Key facts

• Open floorplan
• Gourmet kitchen
• Covered patio

Tags

• OPEN FLOORPLAN
• GOURMET KITCHEN
• COVERED PATIO
• LANDSCAPED CORNER LOT
• SPRINKLER SYSTEM
• CENTRAL HEATING AND COOLING

Property features AI

Finance

• Other: Community amenities: pool, fitness center, park, playground, lake, community dock, fishing, jogging/bike paths, greenbelt, sidewalks
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory HOA (Heartland Community Assoc.); HOA management and fees include management fees; HOA fee approximately $552 annually

Exterior

• Parking: Attached 2-car garage with 2 covered spaces; Garage door opener; Garage faces front; 2-car single door; Garage dimensions approximately 20' x 20'
• Security: Prewired security; Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Community mailbox; Sidewalk access; Located in a municipal utility district
• Home design: Single-family residence; One story; New construction (2024, incomplete); Smart home features included; Not attached to another property; Planned development: Heartland
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2024
• Exterior features: Covered porch; Gutters; Exterior lighting; Full wood fence with gate; Sprinkler system; Landscaped corner lot; Subdivision location

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Tankless water heater
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fans
• Interior features: Open floorplan; Vaulted ceilings; Granite counters; Kitchen island; Eat-in kitchen; Pantry; Double vanity; Cable TV available
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (19.5% below list).
• Recommended offer: $207k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Barbara Walker El (math 35% / reading 36%, grade F, #1,946 of 4,322 statewide, top 45%, 663 students, 67% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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 53 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $207,230 (19.5% 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 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $299,748
• List price: $257,562
• Delta: -14.07%
• 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
3517 Hank Dr	0.05mi	3/2.0	1,478 (+3%)	1mo	$278,535	$188	92
3513 Hank Dr	0.09mi	3/2.0	1,400 (-2%)	1mo	$267,999	$191	91
3908 Bison Ln	0.30mi	3/2.0	1,511 (+5%)	6mo	$259,871	$172	72
3941 Bison Ln	0.24mi	3/2.0	1,544 (+8%)	7mo	$301,871	$196	70
3917 Belleview Pl	0.44mi	3/2.0	1,491 (+4%)	6mo	$271,000	$182	68
4014 Bedford Dr	0.37mi	3/2.0	1,491 (+4%)	10mo	$281,004	$188	68
4113 Harrison St	0.24mi	3/2.0	1,576 (+10%)	10mo	$299,900	$190	64
3921 Allred Dr	0.32mi	3/2.0	1,576 (+10%)	6mo	$299,690	$190	64
3008 Templegate Ct	0.26mi	2/2.0 (-1)	1,297 (-10%)	6mo	$239,530	$185	62
3141 Blossom Trl	0.47mi	3/2.0	1,569 (+9%)	1mo	$229,000	$146	61
3623 Honey Daisy Dr	0.55mi	3/2.0	1,577 (+10%)	3mo	$249,999	$159	56
3617 Honey Daisy	0.57mi	3/2.0	1,567 (+9%)	10mo	$309,385	$197	50

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-53,704
• Equity at exit: $38,403

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-62,009
• Equity at exit: $22,269

Cash invested: $72,117 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,351
• Tax est. 1.5%: −$322 /mo · $3,863/yr
• Insurance: −$107
• HOA: −$46
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-189

Break-even live

Break-even rent $2,311

Max offer price $230,237

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-100	+0% $-189	+5% $-278	+10% $-367
Rent	-10% $-353	-5% $-271	+0% $-189	+5% $-107	+10% $-25
Rate	-1.0pp $-59	-0.5pp $-123	base $-189	+0.5pp $-256	+1.0pp $-323

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: $64,390
• Closing costs: $7,727
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	45d	1	0.42mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	45d	1	0.71mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	8d	1	0.74mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	45d	1	0.83mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.92mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.93mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.94mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.95mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.98mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	1.00mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	1.01mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	1.03mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	45d	1	1.14mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	45d	1	1.26mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	3d	1	1.27mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,769	$1.06	0d	1	1.28mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	4d	1	1.29mi
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	6d	1	1.32mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	1.34mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.35mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	1.37mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	46d	1	1.41mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	26d	1	1.48mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	0d	1	1.48mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	0d	1	1.48mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	1.48mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	1.48mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	1.50mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 16 events

1. 2026-06-21
   days on market $257,562 Active 53 DOM
2. 2026-06-18
   days on market $257,562 Active 50 DOM
3. 2026-06-17
   days on market $257,562 Active 49 DOM
4. 2026-06-16
   days on market $257,562 Active 48 DOM

   Show marketing remark (1174 chars)

   Step into this beautifully crafted single-story home that blends comfort, style, and thoughtful design. Featuring three spacious bedrooms and two full baths, this home offers a seamless open-concept layout perfect for both everyday living and entertaining. From the moment you arrive, you'll appreciate the timeless appeal of the three-sides brick exterior, offering durability and curb appeal. Inside, the home opens into a bright and airy living space that flows effortlessly into the dining area and upgraded kitchen-ideal for hosting gatherings or enjoying quiet evenings at home. The kitchen is a true centerpiece, showcasing a host of upgrades that elevate both form and function, while the open layout ensures you're always connected to the heart of the home. Step outside to your oversized covered patio-an entertainer's dream and the perfect place to relax, unwind, or enjoy outdoor dining year-round. Whether you're hosting a weekend barbecue or simply enjoying a quiet morning coffee, this expansive outdoor space sets this home apart. With a long list of upgrades throughout, this home delivers exceptional value and modern comfort in every detail - visit today!

5. 2026-06-15
   days on market $257,562 Active 47 DOM
6. 2026-06-13
   days on market $257,562 Active 45 DOM
7. 2026-06-09
   days on market $257,562 Active 41 DOM
8. 2026-06-08
   days on market $257,562 Active 40 DOM
9. 2026-06-07
   days on market $257,562 Active 39 DOM
10. 2026-06-04
    days on market $257,562 Active 36 DOM
11. 2026-06-03
    days on market $257,562 Active 35 DOM
12. 2026-06-02
    days on market $257,562 Active 34 DOM
13. 2026-06-01
    days on market $257,562 Active 33 DOM
14. 2026-05-31
    days on market $257,562 Active 32 DOM
15. 2026-04-29
    listed $257,562 Active 1256-char remark
16. 2026-04-21
    listed $277,562 Active 1174-char remark

    Show marketing remark (1174 chars)

    Step into this beautifully crafted single-story home that blends comfort, style, and thoughtful design. Featuring three spacious bedrooms and two full baths, this home offers a seamless open-concept layout perfect for both everyday living and entertaining. From the moment you arrive, you'll appreciate the timeless appeal of the three-sides brick exterior, offering durability and curb appeal. Inside, the home opens into a bright and airy living space that flows effortlessly into the dining area and upgraded kitchen-ideal for hosting gatherings or enjoying quiet evenings at home. The kitchen is a true centerpiece, showcasing a host of upgrades that elevate both form and function, while the open layout ensures you're always connected to the heart of the home. Step outside to your oversized covered patio-an entertainer's dream and the perfect place to relax, unwind, or enjoy outdoor dining year-round. Whether you're hosting a weekend barbecue or simply enjoying a quiet morning coffee, this expansive outdoor space sets this home apart. With a long list of upgrades throughout, this home delivers exceptional value and modern comfort in every detail - visit today!

ⓘ 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: $24,868
• − Mortgage interest: −$14,427
• − Property taxes: −$3,863
• − Insurance: −$1,288
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$552
• − Depreciation: −$7,493
• Taxable loss: −$6,735
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $-650/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 · 2 photos

Excellent 100/100 None rehab

This home is a new construction project set to be completed in 2024, featuring a modern design and ample living space. It is currently in the planning phase and has not yet been built.

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

• Census place: Heartland, TX
• 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

-7.0% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $257,995 Zillow
• 2026-04-29 Listed $257,562 NTREIS
• 2026-04-21 Listed $277,562 Zillow