Plan 1888 Plan · Heartland, TX 75114

$275,990

4 bd · 2.0 ba · 1,888 sqft · SingleFamily · 543 Days on market

Good condition ↓ 2% since listing

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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 +6.9/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• 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 — $381,369.

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 $-574 ($-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 $261k (5.4% 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: 1365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 36% 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 543 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 543 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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $381,369
• List price: $275,990
• Delta: -27.63%
• 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
3805 Maize Ave	0.04mi	4/3.0	2,157 (+14%)	1mo	$439,970	$204	70
3808 Summerfield Dr	0.43mi	4/3.0	1,965 (+4%)	1mo	$369,999	$188	69
4117 Valley Mills Dr	0.47mi	3/2.0 (-1)	1,948 (+3%)	2mo	$349,999	$180	66
4105 Candleberry Ln	0.70mi	3/2.0 (-1)	1,876 (-1%)	1mo	$280,000	$149	61
4101 Beale St	0.33mi	4/3.0	2,123 (+12%)	0mo	$372,417	$175	60
3545 Hank Dr	0.36mi	3/2.5 (-1)	1,683 (-11%)	0mo	$275,990	$164	58
3925 Bison Ln	0.26mi	3/2.0 (-1)	1,614 (-14%)	1mo	$337,388	$209	58
3122 Stroup Way	0.63mi	4/3.0	2,002 (+6%)	1mo	$337,567	$169	56
3055 Mary Grace Ln	0.71mi	4/3.0	1,956 (+4%)	2mo	$319,990	$164	55
3516 Straw	0.41mi	3/2.5 (-1)	1,647 (-13%)	0mo	$281,494	$171	52
3315 Slate Dr	0.51mi	4/2.0	2,170 (+15%)	1mo	$250,000	$115	51
2832 Lolita Way	0.73mi	3/2.0 (-1)	1,615 (-14%)	0mo	$249,900	$155	37

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-98,317
• Equity at exit: $56,863

10-year hold

• IRR: -25.5%
• Equity multiple: -0.24×
• Total profit: $-132,528
• Equity at exit: $32,974

Cash invested: $106,783 (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: 237 active · 109 under contract
• Months of supply: 18.5 mo (5%/mo absorbed)
• Median asking: $309,990 ($165/sqft)
• Median days on market: 83 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +22.1% 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: 1365
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$2,000
• Tax est. 1.5%: −$477 /mo · $5,721/yr
• Insurance: −$159
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-574

Break-even live

Break-even rent $3,336

Max offer price $298,310

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-442	+0% $-574	+5% $-706	+10% $-838
Rent	-10% $-780	-5% $-677	+0% $-574	+5% $-471	+10% $-368
Rate	-1.0pp $-382	-0.5pp $-477	base $-574	+0.5pp $-673	+1.0pp $-773

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: $95,342
• Closing costs: $11,441
• 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	$2,950	$1.24	0d	1	0.16mi
3829 Walnut Creek Dr Crandall, TX	4.0	3.0	2370	$2,950	$1.24	37d	1	0.16mi
3508 Equinox Dr Crandall, TX	3.0	2.0	1731	$2,325	$1.34	0d	1	0.20mi
3928 Bison Ln Crandall, TX	3.0	2.0	1511	$2,595	$1.72	10d	1	0.24mi
3928 Bison Ln Crandall, TX	3.0	2.0	1511	$2,595	$1.72	9d	1	0.24mi
3630 Pendleton Ct Forney, TX	4.0	3.0	2334	$2,800	$1.20	95d	1	0.35mi
3104 Feathercrest Ln Crandall, TX	4.0	2.0	1900	$2,300	$1.21	37d	1	0.37mi
3225 Sioux Trl Crandall, TX	3.0	2.0	2053	$2,325	$1.13	10d	1	0.40mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,500	$1.42	57d	1	0.40mi
3221 Sioux Trl Crandall, TX	4.0	2.0	1672	$2,450	$1.47	119d	1	0.41mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2403	$3,100	$1.29	135d	1	0.42mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2232	$3,100	$1.39	109d	1	0.42mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2232	$2,600	$1.16	65d	1	0.42mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	123d	1	0.43mi
3936 Bellingham Ln Forney, TX	4.0	2.0	1938	$2,100	$1.08	124d	1	0.43mi
3120 Providence Pl Crandall, TX	3.0	2.5	1746	$2,200	$1.26	114d	1	0.47mi
3120 Providence Pl Crandall, TX	3.0	2.5	1746	$2,200	$1.26	10d	1	0.47mi
3903 Pioneer Dr Forney, TX	4.0	2.0	1754	$2,350	$1.34	127d	1	0.47mi
2915 Acacia Dr Heartland, TX	4.0	2.5	1982	$2,100	$1.06	50d	1	0.49mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	144d	1	0.50mi
2918 Acacia Dr Heartland, TX	4.0	2.0	1668	$2,000	$1.20	3d	1	0.50mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	184d	1	0.52mi
3942 Surrey Dr Crandall, TX	3.0	2.0	1257	$1,750	$1.39	14d	1	0.54mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	184d	1	0.55mi
3013 Apple Creek Ave Crandall, TX	4.0	3.0	2279	$2,875	$1.26	10d	1	0.55mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	184d	1	0.55mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	1d	1	0.55mi
3153 Blossom Trl Crandall, TX	4.0	3.0	1945	$2,595	$1.33	10d	1	0.56mi
3140 Blacksmith Ln Forney, TX	4.0	2.0	1790	$2,300	$1.28	123d	1	0.57mi
2921 Bronte Blvd Heartland, TX	4.0	2.5	2136	$2,400	$1.12	38d	1	0.57mi
1965 Travertine Ave Heartland, TX	4.0	2.5	2576	$2,650	$1.03	14d	1	0.63mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,350	$1.43	132d	1	0.66mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	156d	1	0.72mi
3018 Montrose Ct Heartland, TX	3.0	3.0	2463	$2,500	$1.02	71d	1	0.74mi
3909 Chesapeake Ln Heartland, TX	3.0	2.0	1750	$2,300	$1.31	71d	1	0.74mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	161d	1	0.76mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	159d	1	0.77mi
4007 Indian Paintbrush Ln Heartland, TX	4.0	2.0	1798	$2,450	$1.36	6d	1	0.81mi
3918 Rochelle Ln Heartland, TX	4.0	3.0	2360	$2,600	$1.10	71d	1	0.83mi
3915 Spencer Ln Heartland, TX	4.0	3.0	2255	$2,850	$1.26	10d	1	0.83mi

Listing history 50 events

1. 2026-11-08
   days on market $275,990 Active 543 DOM
2. 2026-11-07
   days on market $275,990 Active 542 DOM
3. 2026-11-06
   days on market $275,990 Active 541 DOM
4. 2026-11-05
   days on market $275,990 Active 540 DOM
5. 2026-11-04
   days on market $275,990 Active 539 DOM
6. 2026-11-02
   days on market $275,990 Active 537 DOM
7. 2026-11-01
   days on market $275,990 Active 536 DOM
8. 2026-10-31
   days on market $275,990 Active 535 DOM
9. 2026-10-30
   days on market $275,990 Active 534 DOM
10. 2026-10-29
    days on market $275,990 Active 533 DOM
11. 2026-10-28
    days on market $275,990 Active 532 DOM
12. 2026-10-27
    days on market $275,990 Active 531 DOM
13. 2026-10-26
    days on market $275,990 Active 530 DOM
14. 2026-10-25
    days on market $275,990 Active 529 DOM
15. 2026-10-24
    days on market $275,990 Active 528 DOM
16. 2026-10-23
    days on market $275,990 Active 527 DOM
17. 2026-10-22
    days on market $275,990 Active 526 DOM
18. 2026-10-21
    days on market $275,990 Active 525 DOM
19. 2026-10-20
    days on market $275,990 Active 524 DOM
20. 2026-10-19
    days on market $275,990 Active 523 DOM
21. 2026-10-18
    days on market $275,990 Active 522 DOM
22. 2026-10-17
    days on market $275,990 Active 521 DOM
23. 2026-10-16
    days on market $275,990 Active 520 DOM
24. 2026-10-15
    days on market $275,990 Active 519 DOM
25. 2026-10-14
    days on market $275,990 Active 518 DOM
26. 2026-10-13
    days on market $275,990 Active 517 DOM
27. 2026-10-12
    days on market $275,990 Active 516 DOM
28. 2026-10-11
    days on market $275,990 Active 515 DOM
29. 2026-10-10
    days on market $275,990 Active 514 DOM
30. 2026-10-09
    days on market $275,990 Active 513 DOM
31. 2026-10-08
    days on market $275,990 Active 512 DOM
32. 2026-10-07
    days on market $275,990 Active 511 DOM
33. 2026-10-06
    days on market $275,990 Active 510 DOM
34. 2026-10-05
    days on market $275,990 Active 509 DOM
35. 2026-10-04
    days on market $275,990 Active 508 DOM
36. 2026-10-04
    days on market $275,990 Active 507 DOM
37. 2026-10-02
    days on market $275,990 Active 506 DOM
38. 2026-10-01
    days on market $275,990 Active 505 DOM
39. 2026-09-30
    days on market $275,990 Active 504 DOM
40. 2026-09-29
    days on market $275,990 Active 503 DOM
41. 2026-09-28
    days on market $275,990 Active 502 DOM
42. 2026-09-27
    days on market $275,990 Active 501 DOM
43. 2026-09-26
    days on market $275,990 Active 500 DOM
44. 2026-09-25
    days on market $275,990 Active 499 DOM
45. 2026-09-24
    days on market $275,990 Active 498 DOM
46. 2026-09-23
    days on market $275,990 Active 497 DOM
47. 2026-09-22
    days on market $275,990 Active 496 DOM
48. 2026-09-21
    days on market $275,990 Active 495 DOM
49. 2026-09-20
    days on market $275,990 Active 494 DOM
50. 2026-09-19
    days on market $275,990 Active 493 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: $31,315
• − Mortgage interest: −$21,363
• − Property taxes: −$5,721
• − Insurance: −$1,907
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$11,094
• Taxable loss: −$13,780
• Est. tax savings @ 24.0%: +$3,307
• After-tax cash flow: $-3,581/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

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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%

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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%
• Languages at home: 71% English-only · Spanish 27% Other Indo-European 1%

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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

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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