Plan 1888 Plan · Heartland, TX 75114

$275,990

4 bd · 2.0 ba · 1,888 sqft · SingleFamily · 497 Days on market

Good condition ↓ 2% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Extended kitchen island * Walk-in closet at primary suite * Dual-sink vanity at primary bath * Expansive great room * Smart thermostat * Tankless water heater * Kitchen tile backsplash * Granite kitchen countertops * Front porch * Spacious laundry room * WaterSense® labeled faucets * ENERGY STAR® certified home * Master-planned community * Fishing dock * Swimming pools * Sports courts * Fitness center * Dog park

Key facts

• Front porch
• Smart thermostat
• 2 garage spots

Tags

• EXTENDED KITCHEN ISLAND
• SMART THERMOSTAT
• TANKLESS WATER HEATER
• KITCHEN TILE BACKSPLASH
• GRANITE KITCHEN COUNTERTOPS
• FRONT PORCH

🏗️ New construction. The $275,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,992.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/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 $254k (7.9% below list).
• Recommended offer: $243k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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: 1208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $11k 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 497 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,871 (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 497 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. 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $368,992
• List price: $275,990
• Delta: -25.20%
• 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
3721 Blooming Prairie Dr	0.13mi	4/2.0	1,888 (0%)	3mo	$299,622	$159	92
3946 Bison Ln	0.19mi	4/2.0	2,004 (+6%)	2mo	$269,900	$135	79
3821 Maize Ave	0.06mi	3/2.0 (-1)	2,054 (+9%)	2mo	$412,960	$201	76
3517 Kemp Dr	0.35mi	4/3.0	1,947 (+3%)	1mo	$344,990	$177	74
4105 Buffalo Grass Trl	0.22mi	4/2.0	2,062 (+9%)	3mo	$313,895	$152	72
3537 Hank Dr	0.36mi	3/2.5 (-1)	1,845 (-2%)	2mo	$289,990	$157	71
4117 Valley Mills Dr	0.47mi	3/2.0 (-1)	1,948 (+3%)	1mo	$349,999	$180	67
3104 Kirby Ln	0.51mi	3/2.0 (-1)	1,839 (-3%)	2mo	$274,000	$149	65
3012 Merrick Dr	0.69mi	4/2.0	1,800 (-5%)	1mo	$314,872	$175	59
3055 Mary Grace Ln	0.71mi	4/3.0	1,956 (+4%)	1mo	$319,990	$164	56
2817 Hudson Dr	0.65mi	3/2.0 (-1)	1,786 (-5%)	1mo	$274,000	$153	54
3512 Hank Dr	0.40mi	5/3.0 (+1)	2,128 (+13%)	1mo	$324,990	$153	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: -27.1%
• Equity multiple: 0.09×
• Total profit: $-94,266
• Equity at exit: $55,018

10-year hold

• IRR: -24.9%
• Equity multiple: -0.22×
• Total profit: $-126,369
• Equity at exit: $31,904

Cash invested: $103,318 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 218 active · 87 under contract
• Months of supply: 16.1 mo (6%/mo absorbed)
• Median asking: $309,490 ($166/sqft)
• Median days on market: 56 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +17.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 1208
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-542

Break-even live

Break-even rent $3,228

Max offer price $290,583

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-414	+0% $-542	+5% $-669	+10% $-797
Rent	-10% $-743	-5% $-642	+0% $-542	+5% $-441	+10% $-341
Rate	-1.0pp $-356	-0.5pp $-448	base $-542	+0.5pp $-637	+1.0pp $-735

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: $92,248
• Closing costs: $11,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 Walnut Creek Dr Crandall, TX	4.0	3.0	2370	$3,000	$1.27	0d	1	0.16mi
3630 Pendleton Ct Forney, TX	4.0	3.0	2334	$2,800	$1.20	49d	1	0.35mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,500	$1.42	12d	1	0.40mi
3221 Sioux Trl Crandall, TX	4.0	2.0	1672	$2,450	$1.47	74d	1	0.41mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2232	$3,100	$1.39	63d	1	0.42mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2403	$3,100	$1.29	90d	1	0.42mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2232	$2,600	$1.16	20d	1	0.42mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	78d	1	0.43mi
3936 Bellingham Ln Forney, TX	4.0	2.0	1938	$2,100	$1.08	79d	1	0.43mi
3120 Providence Pl Crandall, TX	3.0	2.5	1746	$2,200	$1.26	69d	1	0.47mi
3903 Pioneer Dr Forney, TX	4.0	2.0	1754	$2,350	$1.34	82d	1	0.47mi
2915 Acacia Dr Heartland, TX	4.0	2.5	1982	$2,100	$1.06	5d	1	0.49mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	99d	1	0.50mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	139d	1	0.52mi
3942 Surrey Dr Crandall, TX	3.0	2.0	1257	$1,995	$1.59	3d	1	0.54mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	139d	1	0.55mi
3013 Apple Creek Ave Crandall, TX	4.0	3.0	2279	$2,975	$1.31	20d	1	0.55mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	139d	1	0.55mi
3140 Blacksmith Ln Forney, TX	4.0	2.0	1790	$2,300	$1.28	78d	1	0.57mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,350	$1.43	87d	1	0.66mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	111d	1	0.72mi
3018 Montrose Ct Heartland, TX	3.0	3.0	2463	$2,500	$1.02	26d	1	0.74mi
3909 Chesapeake Ln Heartland, TX	3.0	2.0	1750	$2,300	$1.31	26d	1	0.74mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	116d	1	0.76mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	114d	1	0.77mi
3918 Rochelle Ln Heartland, TX	4.0	3.0	2360	$2,600	$1.10	26d	1	0.83mi
3915 Spencer Ln Heartland, TX	4.0	3.0	2255	$2,950	$1.31	26d	1	0.83mi
4115 Indian Paintbrush Ln Heartland, TX	4.0	3.0	2280	$2,225	$0.98	12d	1	0.85mi
3101 Buckthorn St Heartland, TX	3.0	2.0	1437	$2,000	$1.39	26d	1	0.86mi
2236 Mustang Ghost Trl Crandall, TX	4.0	2.0	2083	$2,260	$1.08	0d	1	0.87mi
2233 Starstruck Ct Crandall, TX	4.0	2.0	2062	$2,299	$1.11	0d	1	0.88mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	120d	1	0.88mi
2938 Montrose Trl Heartland, TX	4.0	2.0	1825	$2,250	$1.23	26d	1	0.88mi
2938 Montrose Trl Heartland, TX	4.0	2.0	1825	$2,250	$1.23	20d	1	0.88mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	139d	1	0.89mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	120d	1	0.90mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	120d	1	0.90mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	120d	1	0.92mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	120d	1	0.93mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	120d	1	0.94mi

Listing history 50 events

1. 2026-09-23
   days on market $275,990 Active 497 DOM
2. 2026-09-22
   days on market $275,990 Active 496 DOM
3. 2026-09-21
   days on market $275,990 Active 495 DOM
4. 2026-09-20
   days on market $275,990 Active 494 DOM
5. 2026-09-19
   days on market $275,990 Active 493 DOM
6. 2026-09-18
   days on market $275,990 Active 492 DOM
7. 2026-09-17
   days on market $275,990 Active 491 DOM
8. 2026-09-16
   days on market $275,990 Active 490 DOM
9. 2026-09-15
   days on market $275,990 Active 489 DOM
10. 2026-09-14
    days on market $275,990 Active 488 DOM
11. 2026-09-13
    days on market $275,990 Active 487 DOM
12. 2026-09-12
    days on market $275,990 Active 486 DOM
13. 2026-09-11
    days on market $275,990 Active 485 DOM
14. 2026-09-05
    days on market $275,990 Active 479 DOM
15. 2026-09-04
    pricedays on market $275,990 Active 478 DOM
16. 2026-08-31
    days on market $273,990 Active 474 DOM
17. 2026-08-30
    days on market $273,990 Active 473 DOM
18. 2026-08-29
    days on market $273,990 Active 472 DOM
19. 2026-08-28
    days on market $273,990 Active 471 DOM
20. 2026-08-27
    days on market $273,990 Active 470 DOM
21. 2026-08-25
    days on market $273,990 Active 468 DOM
22. 2026-08-24
    days on market $273,990 Active 467 DOM
23. 2026-08-23
    days on market $273,990 Active 466 DOM
24. 2026-08-22
    days on market $273,990 Active 465 DOM
25. 2026-08-21
    days on market $273,990 Active 464 DOM
26. 2026-08-20
    days on market $273,990 Active 463 DOM
27. 2026-08-19
    days on market $273,990 Active 462 DOM
28. 2026-08-18
    days on market $273,990 Active 461 DOM
29. 2026-08-17
    days on market $273,990 Active 460 DOM
30. 2026-08-16
    days on market $273,990 Active 459 DOM
31. 2026-08-15
    days on market $273,990 Active 458 DOM
32. 2026-08-14
    days on market $273,990 Active 457 DOM
33. 2026-08-13
    days on market $273,990 Active 456 DOM
34. 2026-08-12
    days on market $273,990 Active 455 DOM
35. 2026-08-11
    days on market $273,990 Active 454 DOM
36. 2026-08-10
    days on market $273,990 Active 453 DOM
37. 2026-08-09
    days on market $273,990 Active 452 DOM
38. 2026-08-08
    days on market $273,990 Active 451 DOM
39. 2026-08-06
    days on market $273,990 Active 449 DOM
40. 2026-08-05
    days on market $273,990 Active 448 DOM
41. 2026-08-04
    days on market $273,990 Active 447 DOM
42. 2026-08-03
    days on market $273,990 Active 446 DOM
43. 2026-07-31
    days on market $273,990 Active 443 DOM
44. 2026-07-30
    days on market $273,990 Active 442 DOM
45. 2026-07-30
    days on market $273,990 Active 441 DOM
46. 2026-07-28
    days on market $273,990 Active 440 DOM
47. 2026-07-26
    days on market $273,990 Active 438 DOM
48. 2026-07-24
    days on market $273,990 Active 436 DOM
49. 2026-07-23
    days on market $273,990 Active 435 DOM
50. 2026-07-22
    days on market $273,990 Active 434 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $30,504
• − Mortgage interest: −$20,669
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − Depreciation: −$10,734
• Taxable loss: −$13,160
• Est. tax savings @ 24.0%: +$3,159
• After-tax cash flow: $-3,344/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,440–$28,320 screening

This single-family home in Heartland, TX, is in good condition with recent updates and a good condition score. It is move-in ready with a few minor maintenance items to address.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Barbara Walker El F TX #1,946/4,322 Nat'l #22,764/41,679 Middle Crandall Middle F TX #646/1,662 Nat'l #6,005/14,009 High Crandall H S F TX #713/1,632 Nat'l #7,439/17,239

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 · 138,716 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: 5% of renters

---

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

-1.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $283,990 Zillow
• 2026-04-10 Price Changed $279,990 Zillow
• 2026-03-06 Price Changed $290,990 Zillow
• 2026-01-30 Price Changed $308,490 Zillow
• 2025-11-06 Price Changed $298,490 Zillow
• 2025-05-14 Listed $288,490 Zillow