2076 Shady Oaks Dr · Ennis, TX 75119

$245,999

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 60 Days on market

Built 2026 $143/sqft · 9% above area Est $226k · 9% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $285,999

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family home; Spec inventory
• Exterior features: Address: 2076 Shady Oaks Dr, Ennis, TX 75119

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Ramsey plan); Living area approximately 1,720

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $228k (7.4% below list).
• Recommended offer: $228k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: David S Crockett Early Childhood Center (469 students, 82% FRL); Ennis J H (math 41% / reading 44%, grade D-, #553 of 1,662 statewide, top 34%, 886 students, 69% FRL); Ennis H S (math 37% / reading 34%, grade F, #941 of 1,632 statewide, top 58%, 1,791 students, 64% FRL).
• Market conditions: Rents rising (+3.0%/yr); 364 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 60 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,709 (7.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $225,878
• List price: $245,999
• Delta: 8.91%
• 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
1063 Shady Oaks Dr	0.14mi	4/2.0	1,720 (0%)	0mo	$285,999	$166	93
1046 Shady Oaks Dr	0.14mi	4/2.0	1,720 (0%)	1mo	$288,359	$168	93
4977 Meadow Glen Dr	0.22mi	4/2.0	1,720 (0%)	3mo	$243,049	$141	87
4785 Paynes Valley Dr	0.16mi	3/2.0 (-1)	1,801 (+5%)	6mo	$269,799	$150	75
4730 Paynes Valley Dr	0.16mi	3/2.0 (-1)	1,604 (-7%)	2mo	$275,299	$172	75
4755 Paynes Valley Dr	0.16mi	3/2.0 (-1)	1,604 (-7%)	2mo	$277,899	$173	75
4754 Paynes Valley Dr	0.16mi	3/2.0 (-1)	1,952 (+14%)	2mo	$279,799	$143	63
1004 Neyland Dr	0.26mi	3/2.0 (-1)	1,522 (-12%)	5mo	$248,099	$163	59
1047 Neyland Dr	0.26mi	3/2.0 (-1)	1,522 (-12%)	5mo	$224,474	$147	59
1028 Neyland Dr	0.26mi	3/2.0 (-1)	1,522 (-12%)	5mo	$221,999	$146	59
1023 Neyland Dr	0.26mi	3/2.0 (-1)	1,522 (-12%)	6mo	$225,999	$148	59
1035 Neyland Dr	0.26mi	3/2.0 (-1)	1,522 (-12%)	6mo	$225,724	$148	58

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-33,646
• Equity at exit: $36,679

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-21,521
• Equity at exit: $21,269

Cash invested: $68,880 (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 75119

• Rents YoY: 3.0%
• Active inventory: 364
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,277 medium
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$307 /mo · $3,690/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $99

Break-even live

Break-even rent $2,152

Max offer price $245,999

Occupancy floor 91%

Sensitivity live

Price	-10% $269	-5% $184	+0% $99	+5% $14	+10% $-71
Rent	-10% $-81	-5% $9	+0% $99	+5% $189	+10% $279
Rate	-1.0pp $223	-0.5pp $161	base $99	+0.5pp $35	+1.0pp $-30

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Knoll Dr Ennis, TX	4.0	2.0	1609	$2,050	$1.27	5d	1	1.28mi
1107 Knoll Dr Ennis, TX	3.0	2.0	1739	$2,200	$1.27	1d	1	1.35mi
1200 Canterbury Ln Ennis, TX	3.0	2.0	1508	$2,250	$1.49	12d	1	1.42mi
1213 Wildflower St Ennis, TX	4.0	2.0	1696	$2,100	$1.24	4d	1	1.47mi

Listing history 16 events

1. 2026-06-22
   price $245,999 Active 60 DOM
2. 2026-06-21
   days on market $285,999 Active 60 DOM
3. 2026-06-18
   days on market $285,999 Active 57 DOM
4. 2026-06-17
   days on market $285,999 Active 56 DOM
5. 2026-06-16
   days on market $285,999 Active 55 DOM
6. 2026-06-15
   days on market $285,999 Active 54 DOM
7. 2026-06-13
   days on market $285,999 Active 52 DOM
8. 2026-06-09
   days on market $285,999 Active 48 DOM
9. 2026-06-08
   days on market $285,999 Active 47 DOM
10. 2026-06-07
    days on market $285,999 Active 46 DOM
11. 2026-06-04
    days on market $285,999 Active 43 DOM
12. 2026-06-03
    days on market $285,999 Active 42 DOM
13. 2026-06-02
    days on market $285,999 Active 41 DOM
14. 2026-06-01
    days on market $285,999 Active 40 DOM
15. 2026-05-31
    days on market $285,999 Active 39 DOM
16. 2026-04-22
    listed $285,999 Active 414-char remark

ⓘ 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: $27,325
• − Mortgage interest: −$13,780
• − Property taxes: −$3,690
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$7,156
• Taxable loss: −$2,903
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,883/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

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: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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