2035 Neyland Dr · Ennis, TX 75119

$237,999

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 11 Days on market

Built 2025 Good condition 5,062 sqft lot Est $253k · 6% under $83/mo HOA · 4% of rent

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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 +12.7/30.0
• ARV discount +10.1/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Prairie View - Ramsey Floorplan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-story design
• Owner's suite

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $274,999

Exterior

• Parking: 2-car garage; 2 parking spaces total
• Home design: Single-family home (spec new construction)
• Exterior features: Address: 2035 Neyland Dr, Ennis, TX 75119

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Newlin plan); Living area approximately 1,522

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (9.4% below list).
• Recommended offer: $216k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: David S Crockett Early Childhood Center (469 students, 82% FRL); Ennis J H (math 41% / reading 44%, grade D-, #553 of 1,662 statewide, top 34%, 886 students, 69% FRL); Ennis H S (math 37% / reading 34%, grade F, #941 of 1,632 statewide, top 58%, 1,791 students, 64% FRL).
• Market conditions: Rents rising (+3.0%/yr); 364 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 34% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $215,637 (9.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $252,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1039 Birkdale Dr	0.14mi	3/2.0	1,451 (-5%)	1mo	$224,999	$155	85
4730 Paynes Valley Dr	0.10mi	3/2.0	1,604 (+5%)	2mo	$275,299	$172	85
4755 Paynes Valley Dr	0.10mi	3/2.0	1,604 (+5%)	2mo	$277,899	$173	85
2119 Neyland Dr	0.15mi	3/2.0	1,461 (-4%)	2mo	$228,999	$157	84
1033 Birkdale Dr	0.15mi	3/2.0	1,451 (-5%)	1mo	$232,999	$161	84
1043 Birkdale Dr	0.13mi	3/2.0	1,311 (-14%)	2mo	$217,649	$166	69
1063 Shady Oaks Dr	0.09mi	4/2.0 (+1)	1,720 (+13%)	0mo	$285,999	$166	69
1046 Shady Oaks Dr	0.09mi	4/2.0 (+1)	1,720 (+13%)	1mo	$288,359	$168	69
1077 Neyland Dr	0.20mi	3/2.0	1,302 (-14%)	1mo	$218,999	$168	66
1022 Neyland Dr	0.20mi	3/2.0	1,302 (-14%)	2mo	$207,999	$160	65
1034 Neyland Dr	0.20mi	3/2.0	1,302 (-14%)	2mo	$205,999	$158	64
946 Neyland Dr	0.25mi	3/2.0	1,302 (-14%)	2mo	$218,899	$168	63

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-40,134
• Equity at exit: $35,486

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-37,040
• Equity at exit: $20,578

Cash invested: $66,640 (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 75119

• Rents YoY: 3.0%
• Active inventory: 364
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$297 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$83
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-24

Break-even live

Break-even rent $2,187

Max offer price $234,494

Occupancy floor 96%

Sensitivity live

Price	-10% $140	-5% $58	+0% $-24	+5% $-106	+10% $-189
Rent	-10% $-195	-5% $-109	+0% $-24	+5% $61	+10% $146
Rate	-1.0pp $96	-0.5pp $36	base $-24	+0.5pp $-86	+1.0pp $-149

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Knoll Dr Ennis, TX	4.0	2.0	1609	$2,050	$1.27	4d	1	1.26mi
1107 Knoll Dr Ennis, TX	3.0	2.0	1739	$2,200	$1.27	1d	1	1.33mi
1200 Canterbury Ln Ennis, TX	3.0	2.0	1508	$2,250	$1.49	12d	1	1.40mi
1213 Wildflower St Ennis, TX	4.0	2.0	1696	$2,100	$1.24	3d	1	1.45mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 11 events

1. 2026-06-21
   days on market $237,999 Active 11 DOM
2. 2026-06-18
   days on market $237,999 Active 8 DOM
3. 2026-06-17
   days on market $237,999 Active 7 DOM
4. 2026-06-16
   days on market $237,999 Active 6 DOM
5. 2026-06-15
   days on market $237,999 Active 5 DOM
6. 2026-06-13
   remarks 568-char remark
7. 2026-06-13
   days on marketlisting id $237,999 Active 3 DOM
8. 2026-06-09
   days on market $237,999 Active 2 DOM
9. 2026-06-08
   price $237,999 Active 1 DOM
10. 2026-06-08
    remarks 399-char remark
11. 2026-06-08
    listed $274,999 Active 1 DOM

ⓘ 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: $25,876
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$996
• − Depreciation: −$6,924
• Taxable loss: −$4,275
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $735/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a good condition score of 80. It has a good foundation, exterior, and interior walls. The kitchen and bathrooms need some cleaning and minor maintenance. The home is move-in ready with a good curb appeal and open floor plan, making it suitable for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace kitchen countertops — New countertops can improve functionality and aesthetics in the kitchen.
• Both Upgrade bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and appeal.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace kitchen countertops — New countertops can improve functionality and aesthetics in the kitchen. ↑
• Both Upgrade bathroom fixtures — Modern fixtures can enhance the bathroom's functionality and appeal. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, boosting both resale and rental value. ↑

ⓘ 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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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