LINNET Plan · Crandall, TX 75114

$214,990

3 bd · 2.5 ba · 1,419 sqft · SingleFamily · 304 Days on market

Excellent condition

---

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 +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the two-story Linnet floorplan! This charming home plan seamlessly blends elegance and practicality, perfect for a variety of family needs. The exterior of this home showcases custom architectural details with beautifully designed siding elevations, giving it a timeless and inviting curb appeal. A welcoming covered front porch leads you to the raised-panel fiberglass insulated front door, with decorative door options available to further enhance the entrance. Upon entering, you're greeted by a bright and airy foyer that opens into the heart of the home. The kitchen is a true highlight, featuring 36" cabinets with hidden hinges for a sleek look, stainless-steel appliances for a modern touch, and durable wood plank laminate floors. The thoughtfully designed layout includes a built-in sink, dishwasher, and a spacious walk-in pantry, ensuring plenty of storage and easy organization for everyday living. The spacious primary bedroom serves as the perfect retreat, offering an adjoining bathroom that includes a vanity with a non-framed mirror and a walk-in closet for added convenience. This cozy yet practical design helps you start and end your day with ease, offering a serene space to relax. The primary bathroom is equipped with everything you need for comfort and functionality. The home is finished with laminate wood plank flooring throughout the first floor, while the second floor (if applicable) features plush ½" carpet.

Key facts

• Covered front porch
• 36 inch cabinets
• Two story floorplan

Tags

• TWO STORY FLOORPLAN
• CUSTOM ARCHITECTURAL DETAILS
• COVERED FRONT PORCH
• RAISED PANEL FIBERGLASS DOOR
• BRIGHT AND AIRY FOYER
• 36 INCH CABINETS

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,614.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/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 $205k (4.6% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• 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: Nola Kathryn Wilson El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 596 students, 59% 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 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 956 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

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 304 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,191 (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 304 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $259,614
• List price: $214,990
• Delta: -17.19%
• 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
2228 Starling St	0.50mi	4/2.0 (+1)	1,456 (+3%)	2mo	$264,000	$181	63
2071 Wildcat Trl	0.63mi	3/2.0	1,480 (+4%)	2mo	$244,900	$165	60
1973 Ocelot St	0.69mi	3/2.0	1,354 (-5%)	6mo	$215,000	$159	53
3169 Maplehurst Ave	0.65mi	3/2.0	1,522 (+7%)	3mo	$223,000	$147	53
3346 Meadowleaf Rd	0.66mi	3/2.0	1,302 (-8%)	2mo	$226,499	$174	52
3138 Maplehurst Ave	0.73mi	3/2.0	1,522 (+7%)	3mo	$225,499	$148	49
3354 Meadowleaf Rd	0.64mi	3/2.0	1,522 (+7%)	10mo	$222,649	$146	48
2222 Kingfisher	0.48mi	4/2.0 (+1)	1,614 (+14%)	0mo	$250,000	$155	48
3133 Maplehurst Ave	0.72mi	3/2.0	1,302 (-8%)	4mo	$208,199	$160	47
3338 Meadowleaf Rd	0.68mi	3/2.0	1,522 (+7%)	11mo	$229,599	$151	45
3125 Maplehurst Ave	0.74mi	3/2.0	1,302 (-8%)	8mo	$218,699	$168	43
3330 Meadowleaf Rd	0.70mi	3/2.0	1,302 (-8%)	11mo	$223,249	$171	42

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-53,129
• Equity at exit: $38,709

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-60,419
• Equity at exit: $22,447

Cash invested: $72,692 (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: 43 active · 20 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $253,499 ($168/sqft)
• Median days on market: 98 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +9.0% vs 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: 956
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,361
• Tax est. 1.5%: −$325 /mo · $3,894/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-174

Break-even live

Break-even rent $2,271

Max offer price $234,416

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-84	+0% $-174	+5% $-264	+10% $-354
Rent	-10% $-336	-5% $-255	+0% $-174	+5% $-93	+10% $-12
Rate	-1.0pp $-43	-0.5pp $-108	base $-174	+0.5pp $-241	+1.0pp $-310

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: $64,904
• Closing costs: $7,788
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 Serval Ln Crandall, TX	3.0	2.0	1613	$2,545	$1.58	2d	1	0.73mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	48d	1	0.84mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	56d	1	0.84mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	93d	1	0.86mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	43d	1	0.90mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	66d	1	1.05mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	93d	1	1.09mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	93d	1	1.12mi
2530 Russell St Crandall, TX	3.0	2.0	1545	$2,100	$1.36	26d	1	1.16mi
2530 Russell St Crandall, TX	3.0	2.0	1545	$2,100	$1.36	28d	1	1.16mi
307 E Trunk St Crandall, TX	3.0	2.0	1568	$2,200	$1.40	21d	1	1.19mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	43d	1	1.21mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	93d	1	1.22mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	74d	1	1.23mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	43d	1	1.23mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	74d	1	1.25mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,645	$1.30	38d	1	1.26mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,579	$1.10	32d	1	1.26mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	93d	1	1.27mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	40d	1	1.27mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	37d	1	1.27mi
2983 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,649	$1.15	23d	1	1.29mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	93d	1	1.29mi
205 E Gleason St Crandall, TX	2.0	1.0	1000	$1,465	$1.47	10d	1	1.30mi
108 N 4th St Crandall, TX	3.0	1.0	1222	$1,800	$1.47	7d	1	1.30mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	93d	1	1.30mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	48d	1	1.31mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	1.32mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,750	$1.29	41d	1	1.34mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0–2.5	1533	$2,331	$1.52	0d	6	1.36mi
204 Fox Run Crandall, TX	3.0	1.5	1034	$1,450	$1.40	54d	1	1.37mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	1.38mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	93d	1	1.43mi
3702 Haydon Hill Rd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.45mi
106 W Church St Crandall, TX	2.0	1.0	984	$1,400	$1.42	28d	1	1.49mi

Listing history 10 events

1. 2026-06-09
   days on market $214,990 Active 304 DOM
2. 2026-06-08
   days on market $214,990 Active 303 DOM
3. 2026-06-07
   days on market $214,990 Active 302 DOM
4. 2026-06-04
   days on market $214,990 Active 299 DOM
5. 2026-06-03
   days on market $214,990 Active 298 DOM
6. 2026-06-02
   days on market $214,990 Active 297 DOM
7. 2026-06-01
   days on market $214,990 Active 296 DOM
8. 2026-05-31
   days on market $214,990 Active 295 DOM
9. 2026-01-24
   price $214,990 1517-char remark

   Show marketing remark (1517 chars)

   Welcome to the two-story Linnet floorplan! This charming home plan seamlessly blends elegance and practicality, perfect for a variety of family needs. The exterior of this home showcases custom architectural details with beautifully designed siding elevations, giving it a timeless and inviting curb appeal. A welcoming covered front porch leads you to the raised-panel fiberglass insulated front door, with decorative door options available to further enhance the entrance. Upon entering, you're greeted by a bright and airy foyer that opens into the heart of the home. The kitchen is a true highlight, featuring 36" cabinets with hidden hinges for a sleek look, stainless-steel appliances for a modern touch, and durable wood plank laminate floors. The thoughtfully designed layout includes a built-in sink, dishwasher, and a spacious walk-in pantry, ensuring plenty of storage and easy organization for everyday living. The spacious primary bedroom serves as the perfect retreat, offering an adjoining bathroom that includes a vanity with a non-framed mirror and a walk-in closet for added convenience. This cozy yet practical design helps you start and end your day with ease, offering a serene space to relax. The primary bathroom is equipped with everything you need for comfort and functionality. The home is finished with laminate wood plank flooring throughout the first floor, while the second floor (if applicable) features plush ½" carpet. Additionally, this plan offers modern features s

10. 2025-08-09
    listed $211,990 Active 1517-char remark

    Show marketing remark (1517 chars)

    Welcome to the two-story Linnet floorplan! This charming home plan seamlessly blends elegance and practicality, perfect for a variety of family needs. The exterior of this home showcases custom architectural details with beautifully designed siding elevations, giving it a timeless and inviting curb appeal. A welcoming covered front porch leads you to the raised-panel fiberglass insulated front door, with decorative door options available to further enhance the entrance. Upon entering, you're greeted by a bright and airy foyer that opens into the heart of the home. The kitchen is a true highlight, featuring 36" cabinets with hidden hinges for a sleek look, stainless-steel appliances for a modern touch, and durable wood plank laminate floors. The thoughtfully designed layout includes a built-in sink, dishwasher, and a spacious walk-in pantry, ensuring plenty of storage and easy organization for everyday living. The spacious primary bedroom serves as the perfect retreat, offering an adjoining bathroom that includes a vanity with a non-framed mirror and a walk-in closet for added convenience. This cozy yet practical design helps you start and end your day with ease, offering a serene space to relax. The primary bathroom is equipped with everything you need for comfort and functionality. The home is finished with laminate wood plank flooring throughout the first floor, while the second floor (if applicable) features plush ½" carpet. Additionally, this plan offers modern features s

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,608
• − Mortgage interest: −$14,542
• − Property taxes: −$3,894
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$7,552
• Taxable loss: −$6,617
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $-502/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 · 13 photos

Excellent 95/100 None rehab

This two-story Linnet home in Crandall, TX is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to enhance its value with a fresh exterior paint job, hardwood flooring, and smart home automation.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home automation — Enhances convenience and adds modern appeal ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Nola Kathryn Wilson El F TX #1,313/4,322 Nat'l #17,692/41,679 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

C Composite livability gradescore 68/100

Livability — Crandall

• Score: 68/100
• State rank: #507
• US rank: #10022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 138,716 people
• City population: 9,333
• 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

+1.4% since first listed

2 events — show timeline

• 2026-01-24 Price Changed $214,990 Zillow
• 2025-08-09 Listed $211,990 Zillow