GABRIEL Plan · Crandall, TX 75114

$192,990

3 bd · 2.0 ba · 1,002 sqft · SingleFamily · 8 Days on market

Good condition

---

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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Gabriel floorplan! This beautiful Cottage Style home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts beautifully designed siding elevations. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 36" cabinets with hidden hinges, stainless-steel appliances and wood plank laminate fl

Key facts

• Covered front porch
• Walk-in closet
• Smart home system

Tags

• CUSTOM DESIGNED ELEVATION
• COVERED FRONT PORCH
• RAISED PANEL FIBERGLASS DOOR
• WALK-IN PANTRY
• WALK-IN CLOSET
• SMART HOME SYSTEM

Property features AI

Finance

• Financial info: List price $192,990

Exterior

• Home design: Single-family plan (GABRIEL)
• Construction: Living area approximately 1002; Built as part of 2026 inventory
• Exterior features: Selling from Crane Xing, Crandall TX 75114

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Active new construction plan (GABRIEL)

🏗️ New construction. The $192,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $181,362.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Cap rate 9.2% vs local median 5.3% in Crandall — 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 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.
• Market conditions: 800 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $192,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $181,362
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4288 Tafoya Ln	0.07mi	3/2.0	1,002 (0%)	7mo	$188,990	$189	91
4053 Quarry St	0.05mi	2/2.5 (-1)	1,130 (+13%)	3mo	$203,990	$181	67
4108 Sunridge Dr	0.08mi	2/2.5 (-1)	1,130 (+13%)	2mo	$202,490	$179	66

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,131
• Equity at exit: $27,042

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $35,491
• Equity at exit: $15,681

Cash invested: $50,781 (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 75114

• Home prices YoY: -26.7%
• Active inventory: 800
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$951
• Tax est. 1.5%: −$227 /mo · $2,720/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $443

Break-even live

Break-even rent $1,587

Max offer price $181,362

Occupancy floor 74%

Sensitivity live

Price	-10% $568	-5% $506	+0% $443	+5% $380	+10% $318
Rent	-10% $274	-5% $358	+0% $443	+5% $528	+10% $613
Rate	-1.0pp $534	-0.5pp $489	base $443	+0.5pp $396	+1.0pp $348

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: $45,340
• Closing costs: $5,441
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4484 Bonney Ave Crandall, TX	3.0	2.5	1206	$2,000	$1.66	0d	1	0.09mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	0d	1	0.89mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	13d	1	1.14mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	25d	1	1.21mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	18d	1	1.35mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	44d	1	1.41mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	44d	1	1.43mi

Listing history 7 events

1. 2026-06-21
   days on market $192,990 Active 8 DOM
2. 2026-06-18
   days on market $192,990 Active 5 DOM
3. 2026-06-17
   days on market $192,990 Active 4 DOM
4. 2026-06-16
   days on market $192,990 Active 3 DOM
5. 2026-06-15
   days on market $192,990 Active 2 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   listed $192,990 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: $25,770
• − Mortgage interest: −$10,159
• − Property taxes: −$2,720
• − Insurance: −$907
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$5,276
• Taxable income: $2,584
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $4,698/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 · 6 photos

Good 80/100 None rehab

This well-maintained, modern home with a good condition score and minimal repairs needed is ready for immediate occupancy and can be enhanced with minor updates to boost its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and appearance.
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters.
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal, making the home more attractive at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and appearance. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal, making the home more attractive at night. ↑

ⓘ 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: 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 — 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 · 122,338 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: 33.0

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 0.62)
• 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