Carolina IV Side Entry Plan · Midlothian, TX 76065

$567,990

4 bd · 3.0 ba · 3,258 sqft · SingleFamily · 38 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Cash flow +3.8/30.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Classic Series Carolina IV floor plan is a two-story home with four bedrooms, study, and three bathrooms. Features of this plan include a rotunda entry, covered porch, formal dining, large family room, open kitchen with custom cabinets and island, a bedroom suite with walk-in closet and garden tub, an upstairs game room, media room, and second bedroom suite. Contact us or visit our model home for more information about building this plan.

Key facts

• Covered porch
• Formal dining
• Large family room

Tags

• ROTUNDA ENTRY
• COVERED PORCH
• FORMAL DINING
• LARGE FAMILY ROOM
• OPEN KITCHEN
• CUSTOM CABINETS

🏗️ New construction. The $567,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $588,498.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $568k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (47.5% below list).
• Recommended offer: $298k (47.5% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.6% in Midlothian — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#371 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Midlothian ISD (suburban): math 53% / reading 52% proficiency, ranked #94 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: T E Baxter El (math 49% / reading 48%, grade D, #950 of 4,322 statewide, top 22%, 600 students, 37% FRL); Walnut Grove Middle (math 57% / reading 56%, grade B, #226 of 1,662 statewide, top 14%, 992 students, 21% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); tight market (median 1 DOM); 1582 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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

• It's been on market 38 days — a 3% lower offer ($551k) is reasonable based on typical stale-listing flexibility.

Recommended offer $298,129 (47.5% 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 38 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.51% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.47%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $588,498
• List price: $567,990
• Delta: -3.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Cardinal Dr	0.25mi	4/4.0	3,278 (+1%)	6mo	$580,000	$177	78
518 Dover Dr	0.43mi	4/2.5	3,172 (-3%)	2mo	$499,000	$157	72
717 Willowbranch Ln	0.47mi	4/3.5	3,138 (-4%)	6mo	$485,000	$155	65
1105 Cardinal Dr	0.25mi	5/4.0 (+1)	3,481 (+7%)	3mo	$585,000	$168	65
1118 Cardinal Dr	0.22mi	5/4.0 (+1)	3,558 (+9%)	3mo	$595,000	$167	63
4206 Dandelion Ln	0.62mi	5/3.5 (+1)	3,269 (+0%)	4mo	$492,000	$151	61
1511 N Walnut Grove Rd	0.38mi	3/3.5 (-1)	2,977 (-9%)	4mo	$640,000	$215	58
1106 Cardinal Dr	0.22mi	5/4.0 (+1)	2,849 (-13%)	4mo	$570,000	$200	57
3029 Holland Ln	0.73mi	5/3.5 (+1)	3,269 (+0%)	8mo	$600,000	$184	52
4417 Verbena St	0.69mi	4/2.5	2,972 (-9%)	7mo	$529,999	$178	46
4425 Massey Meadows Way	0.69mi	4/2.5	2,914 (-11%)	6mo	$489,000	$168	43
4425 Dandelion	0.74mi	4/3.0	2,798 (-14%)	6mo	$488,000	$174	36

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -38.0%
• Equity multiple: -0.22×
• Total profit: $-200,329
• Equity at exit: $87,747

10-year hold

• IRR: -47.8%
• Equity multiple: -0.81×
• Total profit: $-297,734
• Equity at exit: $50,883

Cash invested: $164,780 (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: 102 active · 28 under contract
• Months of supply: 20.4 mo (5%/mo absorbed)
• Median asking: $547,245 ($170/sqft)
• Median days on market: 38 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: +6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76065

• Home prices YoY: -18.9%
• Rents YoY: 4.3%
• Median DOM (565 sales): 1 d
• Active inventory: 1582
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$3,086
• Tax est. 1.5%: −$736 /mo · $8,827/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-1,712

Break-even live

Break-even rent $5,148

Max offer price $340,804

Occupancy floor —

Sensitivity live

Price	-10% $-1,305	-5% $-1,508	+0% $-1,712	+5% $-1,915	+10% $-2,118
Rent	-10% $-1,947	-5% $-1,830	+0% $-1,712	+5% $-1,594	+10% $-1,476
Rate	-1.0pp $-1,415	-0.5pp $-1,562	base $-1,712	+0.5pp $-1,864	+1.0pp $-2,019

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: $147,125
• Closing costs: $17,655
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Abbey Ln Midlothian, TX	4.0	3.0	2449	$2,900	$1.18	32d	1	0.10mi
3826 Hyde Park Dr Midlothian, TX	4.0	2.5	2822	$2,995	$1.06	51d	1	0.32mi
3222 Eagle Ln Midlothian, TX	4.0	2.5	2380	$2,675	$1.12	54d	1	0.35mi
1137 Robin Cir Midlothian, TX	5.0	2.5	2646	$2,900	$1.10	51d	1	0.38mi
1146 Finch Cir Midlothian, TX	4.0	2.5	2332	$2,646	$1.13	24d	1	0.46mi
1146 Finch Cir Midlothian, TX	4.0	2.5	2332	$2,215	$0.95	4d	1	0.46mi
4434 Verbena St Midlothian, TX	4.0	2.5	2970	$3,400	$1.14	49d	1	0.74mi
344 Dairy Way Midlothian, TX	3.0	2.5	2817	$3,200	$1.14	64d	1	0.85mi
2 Saint Charles Pl Midlothian, TX	5.0	3.0	2400	$8,950	$3.73	139d	1	0.96mi
2 Saint Charles Pl Unit 1389216P Midlothian, TX	5.0	3.0	2389	$15,575	$6.52	120d	1	0.96mi
3250 Jersey Dr Midlothian, TX	4.0	3.0	2280	$3,400	$1.49	41d	1	0.99mi
3825 Honey Grove Dr Midlothian, TX	5.0	4.0	3771	$4,500	$1.19	139d	1	1.04mi
3829 Honey Grove Dr Midlothian, TX	4.0	3.0	2400	$3,200	$1.33	139d	1	1.05mi
3060 Farmhouse Dr Midlothian, TX	4.0	2.5	2658	$3,500	$1.32	41d	1	1.09mi

Property features AI

Finance

• Financial info: List price $567,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Side-entry homeSingle-family property (plan inventory)
• Exterior features: Living area approximately 3,258 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Carolina IV Side EntryNew construction plan

Listing history 50 events

1. 2026-09-24
   days on market $567,990 Active 38 DOM
2. 2026-09-23
   days on market $567,990 Active 37 DOM
3. 2026-09-22
   days on market $567,990 Active 36 DOM
4. 2026-09-21
   days on market $567,990 Active 35 DOM
5. 2026-09-20
   days on market $567,990 Active 34 DOM
6. 2026-09-19
   days on market $567,990 Active 33 DOM
7. 2026-09-18
   days on market $567,990 Active 32 DOM
8. 2026-09-17
   days on market $567,990 Active 31 DOM
9. 2026-09-16
   days on market $567,990 Active 30 DOM
10. 2026-09-15
    days on market $567,990 Active 29 DOM
11. 2026-09-14
    days on market $567,990 Active 28 DOM
12. 2026-09-13
    days on market $567,990 Active 27 DOM
13. 2026-09-12
    days on market $567,990 Active 26 DOM
14. 2026-09-11
    days on market $567,990 Active 25 DOM
15. 2026-09-05
    days on market $567,990 Active 19 DOM
16. 2026-09-04
    days on market $567,990 Active 18 DOM
17. 2026-09-02
    days on market $567,990 Active 16 DOM
18. 2026-08-31
    days on market $567,990 Active 14 DOM
19. 2026-08-30
    days on market $567,990 Active 13 DOM
20. 2026-08-29
    days on market $567,990 Active 12 DOM
21. 2026-08-28
    days on market $567,990 Active 11 DOM
22. 2026-08-27
    days on market $567,990 Active 10 DOM
23. 2026-08-25
    days on market $567,990 Active 8 DOM
24. 2026-08-24
    days on market $567,990 Active 7 DOM
25. 2026-08-23
    days on market $567,990 Active 6 DOM
26. 2026-08-22
    days on market $567,990 Active 5 DOM
27. 2026-08-21
    days on market $567,990 Active 4 DOM
28. 2026-08-20
    days on market $567,990 Active 3 DOM
29. 2026-08-19
    days on market $567,990 Active 2 DOM
30. 2026-08-17
    remarks 446-char remark
31. 2026-08-17
    days on marketlisting id $567,990 Active 1 DOM
32. 2026-08-16
    days on market $567,990 Active 782 DOM
33. 2026-08-15
    days on market $567,990 Active 781 DOM
34. 2026-08-14
    days on market $567,990 Active 780 DOM
35. 2026-08-13
    days on market $567,990 Active 779 DOM
36. 2026-08-12
    days on market $567,990 Active 778 DOM
37. 2026-08-11
    days on market $567,990 Active 777 DOM
38. 2026-08-10
    days on market $567,990 Active 776 DOM
39. 2026-08-09
    days on market $567,990 Active 775 DOM
40. 2026-08-08
    days on market $567,990 Active 774 DOM
41. 2026-08-06
    days on market $567,990 Active 772 DOM
42. 2026-08-05
    days on market $567,990 Active 771 DOM
43. 2026-08-04
    days on market $567,990 Active 770 DOM
44. 2026-08-03
    days on market $567,990 Active 769 DOM
45. 2026-07-31
    days on market $567,990 Active 766 DOM
46. 2026-07-30
    days on market $567,990 Active 765 DOM
47. 2026-07-30
    days on market $567,990 Active 764 DOM
48. 2026-07-28
    days on market $567,990 Active 763 DOM
49. 2026-07-26
    days on market $567,990 Active 761 DOM
50. 2026-07-24
    days on market $567,990 Active 759 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: $35,775
• − Mortgage interest: −$32,965
• − Property taxes: −$8,827
• − Insurance: −$2,942
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$17,120
• Taxable loss: −$31,804
• Est. tax savings @ 24.0%: +$7,633
• After-tax cash flow: $-12,908/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

Excellent 95/100 None rehab

This home is in excellent condition with a modern design and well-maintained features. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to further enhance its appeal.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary T E Baxter El D TX #950/4,322 Nat'l #14,081/41,679 Middle Walnut Grove Middle B TX #226/1,662 Nat'l #2,304/14,009 High Midlothian Heritage H S C TX #315/1,632 Nat'l #3,934/17,239

Schools (NCES district)

• District: Midlothian ISD
• NCES district ID: 4830600
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $85,068
• Composite: 48.22/100
• National rank: #2165
• State rank: #94 of 826 in TX

B Composite livability gradescore 70/100

Livability — Midlothian

• Score: 70/100
• State rank: #371
• US rank: #7851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, TX
• County: Ellis County · 194,556 people
• City population: 47,438
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,438
• Household income: $127,756
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

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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: ▼ -56.85%
• Current HPI: 243.5953
• Rent YoY: ▲ 4.32%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: List price $567,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Side-entry homeSingle-family property (plan inventory)
• Exterior features: Living area approximately 3,258 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Carolina IV Side EntryNew construction plan