2337 Wynchase Ln · Crandall, TX 75114

$174,999

5 bd · 3.0 ba · 2,580 sqft · Manufactured public records · 31 Days on market

Built 2003 1.71 ac lot $68/sqft · 27% below area Est $240k · 27% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +9.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on approximately 1.71 acres in Crandall. This fixer upper is full of potential for the right buyer looking to add their personal touch and bring new life to the property. Featuring a spacious layout, generous land, and plenty of room to expand, garden, entertain, or create your own private retreat, this property offers endless possibilities. Ideal for investors, flippers, or buyers wanting acreage and the chance to customize a home to fit their vision. Enjoy the peaceful country feel while still being conveniently located near schools, shopping, dining, and major highways. With a little TLC, this property could truly become something special. Being sold as-is.

Key facts

• 1.71 acres
• Generous land
• Private retreat

Tags

• 1.71 ACRES
• SPACIOUS LAYOUT
• GENEROUS LAND
• PRIVATE RETREAT
• PEACEFUL COUNTRY FEEL

Property features AI

Finance

• Other: Lot size about 1.71 acres; Subdivision: Wynchase Crossing 1 & 2; County: Kaufman
• Financial info: Listing terms: Cash
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: Video surveillance devices present
• Utilities: Cable available; City sewer
• Home design: Manufactured home (residential); One story
• Construction: Siding exterior; Built in 2003; Preowned
• Exterior features: Back yard fencing; Acreage lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 5 bedrooms (all on the main level); Primary bedroom with walk-in closet (main level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Walk-in closets; Two living areas; One dining area; Total of 6 rooms; One wood-burning fireplace (in living room)
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• 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: 802 active listings in the ZIP; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 34% of the median local income ($88k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.41% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 5.9

CMA / ARV

• ARV (median comp): $239,565
• List price: $174,999
• Delta: -26.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,656
• Equity at exit: $26,093

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $42,796
• Equity at exit: $15,131

Cash invested: $49,000 (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: 802
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$479 /mo · $5,748/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $484

Break-even live

Break-even rent $1,860

Max offer price $174,999

Occupancy floor 75%

Sensitivity live

Price	-10% $583	-5% $533	+0% $484	+5% $434	+10% $385
Rent	-10% $289	-5% $386	+0% $484	+5% $582	+10% $679
Rate	-1.0pp $572	-0.5pp $528	base $484	+0.5pp $439	+1.0pp $392

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $174,999 Pending 31 DOM
2. 2026-06-15
   days on market $174,999 Active Option Contract 31 DOM
3. 2026-06-13
   days on market $174,999 Active Option Contract 29 DOM
4. 2026-06-09
   days on market $174,999 Active Option Contract 25 DOM
5. 2026-06-08
   days on market $174,999 Active Option Contract 24 DOM
6. 2026-06-07
   days on market $174,999 Active Option Contract 23 DOM
7. 2026-06-04
   days on market $174,999 Active Option Contract 20 DOM
8. 2026-06-03
   days on market $174,999 Active Option Contract 19 DOM
9. 2026-06-02
   days on market $174,999 Active Option Contract 18 DOM
10. 2026-06-02
    status $174,999 Active Option Contract 17 DOM
11. 2026-06-01
    days on market $174,999 Active 17 DOM
12. 2026-05-31
    days on market $174,999 Active 16 DOM
13. 2026-05-16
    listed $174,999 Active 687-char remark
14. 2024-09-25
    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: $5,748 · $479/mo
• Projected year-2 tax: $5,748 · $479/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 26 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: $29,673
• − Mortgage interest: −$9,803
• − Property taxes: −$5,748
• − Insurance: −$875
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$5,091
• Taxable income: $3,409
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,988/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: 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

Price history

4 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-01 Contingent — NTREIS
• 2026-05-16 Listed $174,999 NTREIS
• 2024-09-25 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,748 · +120.8% YoY. Source: county tax records.