125 Crockett Dr · Hutchins, TX 75141

$164,900

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 70 Days on market

Built 1959 9,191 sqft lot $123/sqft · 45% below area Est $299k · 45% under ↓ 21% since listing

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Why this score? — see what drove the B+ 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.7/10.0
• Appreciation +5.6/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 125 CROCKETT DR. This 3-bedroom, 1-bath property is in the Hutchins Heights Subdivision. The subject is surrounded by new construction, and in fair condition with ample yard space. This property has unlimited potential – send this to your client immediately. Don’t walk, run, make an appointment to see this property.

Key facts

• New construction
• Ample yard space
• 9,191 sq ft lot

Tags

• HUTCHINS HEIGHTS SUBDIVISION
• NEW CONSTRUCTION
• AMPLE YARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.8% in Hutchins — 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 60/100 on livability (#1,096 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, employment F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilmer-Hutchins El (math 32% / reading 31%, grade F, #2,396 of 4,322 statewide, top 56%, 562 students, 94% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Market conditions: 85 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.1

CMA / ARV

• ARV (median comp): $299,232
• List price: $164,900
• Delta: -44.89%
• 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
328 Live Oak Ln	0.48mi	3/2.0 (-1)	1,376 (+2%)	2mo	$329,900	$240	63
1008 Pecan Pl	0.50mi	3/2.0 (-1)	1,376 (+2%)	2mo	$333,900	$243	62
1017 Pecan Pl	0.54mi	3/2.0 (-1)	1,376 (+2%)	4mo	$333,900	$243	59
1000 Cedar St	0.54mi	3/2.0 (-1)	1,376 (+2%)	5mo	$340,900	$248	58
320 Live Oak Ln	0.46mi	3/2.0 (-1)	1,229 (-9%)	1mo	$309,900	$252	54
1020 Cedar St	0.56mi	3/2.0 (-1)	1,376 (+2%)	8mo	$330,000	$240	54
1020 Pecan Pl	0.51mi	3/2.0 (-1)	1,229 (-9%)	2mo	$309,900	$252	51
1005 Cedar St	0.57mi	3/2.0 (-1)	1,376 (+2%)	13mo	$344,900	$251	50
1101 Cedar St	0.61mi	3/2.0 (-1)	1,376 (+2%)	12mo	$349,900	$254	48
313 Southaven Blvd	0.43mi	3/2.0 (-1)	1,229 (-9%)	15mo	$330,900	$269	44
1109 Cedar St	0.62mi	3/2.0 (-1)	1,229 (-9%)	8mo	$323,900	$264	41
102 N Pacific St	0.73mi	3/2.0 (-1)	1,156 (-14%)	11mo	$219,990	$190	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.70×
• Total profit: $32,383
• Equity at exit: $58,105

10-year hold

• IRR: 17.0%
• Equity multiple: 3.11×
• Total profit: $97,265
• Equity at exit: $78,637

Cash invested: $46,172 (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 75141

• Home prices YoY: 0.3%
• Active inventory: 85
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$865
• Tax from tax record: −$415 /mo · $4,985/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $431

Break-even live

Break-even rent $1,707

Max offer price $164,900

Occupancy floor 76%

Sensitivity live

Price	-10% $524	-5% $477	+0% $431	+5% $384	+10% $337
Rent	-10% $253	-5% $342	+0% $431	+5% $520	+10% $609
Rate	-1.0pp $514	-0.5pp $473	base $431	+0.5pp $388	+1.0pp $345

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Cottonwood Ave Hutchins, TX	3.0–5.0	2.0–2.5	1865	$2,540	$1.36	0d	1	0.29mi
153 Magnolia Blvd Hutchins, TX	3.0	2.0	1629	$2,235	$1.37	46d	1	0.34mi
336 Live Oak Ln Hutchins, TX	4.0	2.0	1798	$2,370	$1.32	46d	1	0.48mi
1012 Pecan Pl Dallas, TX	4.0	2.0	1674	$2,325	$1.39	46d	1	0.49mi
1020 Pecan Pl Dallas, TX	3.0	2.0	1229	$2,150	$1.75	46d	1	0.50mi
700 J J Lemmon Rd Hutchins, TX	1.0–4.0	1.0–2.0	955	$1,997	$2.09	7d	10	0.57mi
337 Summer Tree Dr Hutchins, TX	3.0	2.0	1475	$1,885	$1.28	46d	1	0.72mi

Listing history 36 events

1. 2026-06-22
   days on market $164,900 Active 70 DOM
2. 2026-06-21
   days on market $164,900 Active 69 DOM
3. 2026-06-18
   days on market $164,900 Active 66 DOM
4. 2026-06-17
   days on market $164,900 Active 65 DOM
5. 2026-06-16
   days on market $164,900 Active 64 DOM
6. 2026-06-15
   days on market $164,900 Active 63 DOM
7. 2026-06-13
   days on market $164,900 Active 61 DOM
8. 2026-06-09
   days on market $164,900 Active 57 DOM
9. 2026-06-08
   days on market $164,900 Active 56 DOM
10. 2026-06-07
    days on market $164,900 Active 55 DOM
11. 2026-06-04
    days on market $164,900 Active 52 DOM
12. 2026-06-03
    days on market $164,900 Active 51 DOM
13. 2026-06-02
    days on market $164,900 Active 50 DOM
14. 2026-06-01
    days on market $164,900 Active 49 DOM
15. 2026-05-31
    days on market $164,900 Active 48 DOM
16. 2026-04-29
    price $164,900 344-char remark

    Show marketing remark (344 chars)

    Welcome to 125 CROCKETT DR. This 3-bedroom, 1-bath property is in the Hutchins Heights Subdivision. The subject is surrounded by new construction, and in fair condition with ample yard space. This property has unlimited potential – send this to your client immediately. Don’t walk, run, make an appointment to see this property.

17. 2026-04-13
    listed $179,900 Active 344-char remark

    Show marketing remark (344 chars)

    Welcome to 125 CROCKETT DR. This 3-bedroom, 1-bath property is in the Hutchins Heights Subdivision. The subject is surrounded by new construction, and in fair condition with ample yard space. This property has unlimited potential – send this to your client immediately. Don’t walk, run, make an appointment to see this property.

18. 2026-03-30
    historical
19. 2026-03-20
    price $179,900
20. 2026-02-17
    price $187,000
21. 2025-12-30
    listed $198,220 Active
22. 2025-11-09
    listed $170,000 Active
23. 2025-11-03
    historical
24. 2025-08-01
    listed $196,500 Active
25. 2023-05-30
    soldstatus Closed
26. 2023-05-18
    soldstatus
27. 2023-04-12
    status Pending
28. 2023-04-05
    historical Active Option Contract
29. 2023-03-28
    listed $209,999 Active
30. 2021-10-25
    soldstatus
31. 2021-09-13
    soldstatus
32. 2021-08-13
    soldstatus
33. 2018-10-18
    soldstatus
34. 1987-05-19
    soldstatus
35. 1981-01-19
    soldstatus
36. 1980-08-02
    soldstatus

ⓘ 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: $4,985 · $415/mo
• Projected year-2 tax: $4,985 · $415/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 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: $27,033
• − Mortgage interest: −$9,237
• − Property taxes: −$4,985
• − Insurance: −$824
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$4,797
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $4,482/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Hutchins

• Score: 60/100
• State rank: #1096
• US rank: #19422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchins, TX
• City population: 4,686
• Population (ZIP): 4,686

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% Black 39% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 46% Puerto Rican 3%
• Common ancestry: Slovak 1% American 1% Russian 1%
• Foreign-born: 23% · Canada
• Languages at home: 51% English-only · Spanish 49% Other Indo-European 1%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.21%
• Current HPI: 382.1182
• Rent YoY: —
• Metro: —
• 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

-21.5% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $164,900 NTREIS
• 2026-04-13 Listed $179,900 NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2026-03-20 Price Changed $179,900 NTREIS
• 2026-02-17 Price Changed $187,000 NTREIS
• 2025-12-30 Listed $198,220 NTREIS
• 2025-11-09 Listed $170,000 NTREIS
• 2025-11-03 Listing Removed — NTREIS
• 2025-08-01 Listed $196,500 NTREIS
• 2023-05-30 Sold (MLS) — NTREIS
• 2023-05-18 Sold (Public Records) — Public Records
• 2023-04-12 Pending — NTREIS
• 2023-04-05 Contingent — NTREIS
• 2023-03-28 Listed $209,999 NTREIS
• 2021-10-25 Sold (Public Records) — Public Records
• 2021-09-13 Sold (Public Records) — Public Records
• 2021-08-13 Sold (Public Records) — Public Records
• 2018-10-18 Sold (Public Records) — Public Records
• 1987-05-19 Sold (Public Records) — Public Records
• 1981-01-19 Sold (Public Records) — Public Records
• 1980-08-02 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,985 · +8.2% YoY. Source: county tax records.