3315 Slate Dr · Heartland, TX 75126

$265,000

4 bd · 2.0 ba · 2,170 sqft · SingleFamily public records · 59 Days on market

Built 2018 6,011 sqft lot $122/sqft · 19% below area Est $326k · 19% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in Heartland! Come take a look at this SPACIOUS interior that features 4 beds; 2 baths; Wood Floors throughout; Gourmet Kitchen with LARGE ISLAND, Stainless appliances, Nice Cabinets, granite counters; large primary suite with window seat, walk-in closet and more. The exterior offers great curb appeal, fenced yard, 2 car garage and large covered patio. Come check out all that Heartland and this great property have to offer. Sold AS-IS.

Key facts

• Wood floors
• Stainless appliances
• Primary suite

Tags

• WOOD FLOORS
• GOURMET KITCHEN
• LARGE ISLAND
• STAINLESS APPLIANCES
• GRANITE COUNTERS
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (9.3% below list).
• Recommended offer: $240k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.6% in Heartland — 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: area grade C — 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.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 59 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.

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 $240,346 (9.3% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $326,396
• List price: $265,000
• Delta: -18.81%
• 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
3920 Melica Ln	0.53mi	4/2.0	2,062 (-5%)	0mo	$309,254	$150	67
3908 Melica Ln	0.56mi	4/2.0	2,062 (-5%)	1mo	$319,695	$155	65
4050 Bedford Dr	0.49mi	4/2.0	2,343 (+8%)	1mo	$351,561	$150	63
4411 Horsemint Cv	0.65mi	3/3.0 (-1)	2,229 (+3%)	1mo	$280,000	$126	56
4133 Beale St	0.69mi	4/2.5	2,291 (+6%)	1mo	$349,200	$152	56
3947 Bison Ln	0.71mi	4/3.0	2,058 (-5%)	0mo	$349,851	$170	54
3830 Belleview Pl	0.63mi	3/2.0 (-1)	2,323 (+7%)	0mo	$374,000	$161	54
3912 Melica Ln	0.55mi	4/2.0	1,888 (-13%)	0mo	$309,149	$164	52
4105 Maize Ave	0.46mi	4/3.0	2,483 (+14%)	0mo	$469,990	$189	50
3802 Belleview Pl	0.69mi	3/2.5 (-1)	2,323 (+7%)	1mo	$389,161	$168	48
3732 Topeka Trl	0.62mi	4/3.0	2,454 (+13%)	1mo	$379,000	$154	45
4146 Beale St	0.67mi	4/2.5	2,495 (+15%)	1mo	$389,260	$156	41

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-38,279
• Equity at exit: $39,512

10-year hold

• IRR: -8.7%
• Equity multiple: 0.50×
• Total profit: $-37,450
• Equity at exit: $22,912

Cash invested: $74,200 (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 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $132

Break-even live

Break-even rent $2,236

Max offer price $265,000

Occupancy floor 89%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	15d	1	0.17mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	43d	1	0.25mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	18d	1	0.48mi
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	4d	1	0.49mi
4005 Indian Paintbrush Ln Forney, TX	4.0	2.5	2866	$2,700	$0.94	12d	1	0.59mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	44d	1	0.60mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	43d	1	0.67mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	3d	1	0.73mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	1d	1	0.74mi
2015 Angel Way Heartland, TX	3.0	2.0	1408	$1,671	$1.19	22d	1	0.75mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	43d	1	0.85mi
3011 Temple Gate Ct Crandall, TX	5.0	3.0	2730	$3,300	$1.21	1d	1	0.86mi
3750 Honey Daisy Dr Crandall, TX	4.0	3.5	2885	$2,750	$0.95	10d	1	0.92mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	20d	1	0.93mi
2040 Shawnee Trl Heartland, TX	4.0	2.0	1836	$2,000	$1.09	15d	1	0.94mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	0.94mi
2048 Stagecoach Trl Heartland, TX	3.0	2.5	2284	$2,300	$1.01	1d	1	0.94mi
2048 Stagecoach Trl Unit NA Forney, TX	3.0	2.5	2284	$2,295	$1.00	43d	1	0.94mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	43d	1	0.95mi
4009 Bighorn Dr Forney, TX	4.0	2.5	2515	$2,499	$0.99	43d	1	0.95mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1908	$2,250	$1.18	2d	1	0.95mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1900	$2,300	$1.21	1d	1	0.95mi
2038 Allyson Dr Heartland, TX	3.0	2.0	1496	$1,900	$1.27	43d	1	0.99mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	43d	1	1.02mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	43d	1	1.16mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.18mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.18mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.20mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.20mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.21mi
2035 Karsen Ln Heartland, TX	4.0	2.0	1587	$2,125	$1.34	1d	1	1.24mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.24mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.26mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.26mi
3012 Glazner Dr Forney, TX	3.0	2.5	1984	$2,195	$1.11	3d	1	1.30mi
3001 Glazner Dr Forney, TX	3.0	2.0	1510	$2,350	$1.56	43d	1	1.33mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	2d	1	1.45mi
3328 Perman Dr Forney, TX	4.0	2.5	2301	$2,400	$1.04	43d	1	1.48mi
3324 Perman Dr Forney, TX	3.0	2.5	1724	$2,125	$1.23	12d	1	1.48mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1565	$1,995	$1.27	12d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-18
   days on market $265,000 Active 59 DOM
2. 2026-06-17
   days on market $265,000 Active 58 DOM
3. 2026-06-16
   days on market $265,000 Active 57 DOM
4. 2026-06-15
   days on market $265,000 Active 56 DOM
5. 2026-06-13
   days on market $265,000 Active 54 DOM
6. 2026-06-09
   days on market $265,000 Active 50 DOM
7. 2026-06-08
   pricedays on market $265,000 Active 49 DOM
8. 2026-06-07
   days on market $269,000 Active 48 DOM
9. 2026-06-04
   days on market $269,000 Active 45 DOM
10. 2026-06-03
    days on market $269,000 Active 44 DOM
11. 2026-06-02
    days on market $269,000 Active 43 DOM
12. 2026-06-01
    days on market $269,000 Active 42 DOM
13. 2026-05-31
    days on market $269,000 Active 41 DOM
14. 2026-04-16
    listed $269,000 Active 454-char remark

    Show marketing remark (454 chars)

    Great home in Heartland! Come take a look at this SPACIOUS interior that features 4 beds; 2 baths; Wood Floors throughout; Gourmet Kitchen with LARGE ISLAND, Stainless appliances, Nice Cabinets, granite counters; large primary suite with window seat, walk-in closet and more. The exterior offers great curb appeal, fenced yard, 2 car garage and large covered patio. Come check out all that Heartland and this great property have to offer. Sold AS-IS.

15. 2018-06-01
    soldstatus Sold 315-char remark

    Show marketing remark (315 chars)

    GORGEOUS, NEW Bloomfield Home in Heartland; SPACIOUS interior features 4 beds; 2 baths; Engineered Wood Floors throughout; Gourmet Kitchen with LARGE ISLAND, SS appliances, CUSTOM Cabinets, GRANITE counters; LARGE master suite with window seat, walk-in closet, Extended Covered patio; FULLY LANDSCAPED...CALL TODAY!

16. 2018-05-03
    status Pending 315-char remark

    Show marketing remark (315 chars)

    GORGEOUS, NEW Bloomfield Home in Heartland; SPACIOUS interior features 4 beds; 2 baths; Engineered Wood Floors throughout; Gourmet Kitchen with LARGE ISLAND, SS appliances, CUSTOM Cabinets, GRANITE counters; LARGE master suite with window seat, walk-in closet, Extended Covered patio; FULLY LANDSCAPED...CALL TODAY!

17. 2018-03-20
    listed $236,700 Active 315-char remark

    Show marketing remark (315 chars)

    GORGEOUS, NEW Bloomfield Home in Heartland; SPACIOUS interior features 4 beds; 2 baths; Engineered Wood Floors throughout; Gourmet Kitchen with LARGE ISLAND, SS appliances, CUSTOM Cabinets, GRANITE counters; LARGE master suite with window seat, walk-in closet, Extended Covered patio; FULLY LANDSCAPED...CALL TODAY!

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,596 · $216/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$2,254/yr (+$188/mo · 86.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $28,842
• − Mortgage interest: −$14,844
• − Property taxes: −$2,596
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − HOA: −$600
• − Depreciation: −$7,709
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $2,271/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.

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): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

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 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 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: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• 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

+13.6% since first listed

4 events — show timeline

• 2026-04-16 Listed $269,000 NTREIS
• 2018-06-01 Sold (MLS) — NTREIS
• 2018-05-03 Pending — NTREIS
• 2018-03-20 Listed $236,700 NTREIS

Property tax history

+12.0%/yr

Latest (2025): $2,596 · -73.0% YoY. Source: county tax records.