1207 Royal Dr · Kaufman, TX 75142

$200,000

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 294 Days on market

Built 1966 10,367 sqft lot $118/sqft · 7% below area Est $216k · 7% under ↓ 9% since listing

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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 +17.1/30.0
• ARV discount +10.9/15.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity to own this 3 bedroom, 2 bath home in a well established neighborhood. This home has 2 living areas, Enclosed 2 car garage, covered carport, and a 10x18 metal shop for storage. Great Home for a first time home buyer.

Key facts

• Enclosed garage
• Covered carport
• 2 living areas

Tags

• 2 LIVING AREAS
• ENCLOSED GARAGE
• COVERED CARPORT
• METAL SHOP FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.1% in Kaufman — 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 (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 274 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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 294 days — a 12% lower offer ($176k) 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.02% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $216,183
• List price: $200,000
• Delta: -7.49%
• 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
1311 Royal Dr	0.06mi	3/2.0	1,653 (-3%)	7mo	$220,000	$133	87
200 E 8th St	0.32mi	3/2.0	1,692 (-0%)	4mo	$224,900	$133	82
1407 Royal Dr	0.09mi	3/2.0	1,908 (+12%)	4mo	$245,000	$128	72
1609 Lee St	0.45mi	4/2.0 (+1)	1,682 (-1%)	7mo	$149,900	$89	67
1002 Royal Dr	0.13mi	4/3.0 (+1)	1,857 (+9%)	6mo	$325,000	$175	64
1901 S Jefferson St	0.32mi	3/2.0	1,454 (-14%)	1mo	$269,900	$186	60
1822 Pecan Valley Dr	0.52mi	4/2.0 (+1)	1,792 (+6%)	4mo	$315,000	$176	58
1610 Still Meadow Dr	0.68mi	3/2.0	1,778 (+5%)	3mo	$299,000	$168	58
2001 Chapel Creek Dr	0.65mi	3/2.0	1,819 (+7%)	0mo	$330,000	$181	57
1518 Running Brook Ct	0.52mi	4/2.0 (+1)	1,791 (+6%)	7mo	$310,000	$173	56
310 E 6th St	0.38mi	3/1.0	1,518 (-11%)	7mo	$244,900	$161	55
1818 Pecan Valley Dr	0.54mi	3/2.0	1,450 (-15%)	1mo	$265,000	$183	50

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-23,484
• Equity at exit: $29,821

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,731
• Equity at exit: $17,292

Cash invested: $56,000 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$333 /mo · $3,995/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $139

Break-even live

Break-even rent $1,854

Max offer price $200,000

Occupancy floor 88%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Tabor Pkwy Kaufman, TX	2.0–3.0	2.0	1178	$1,480	$1.26	1d	9	0.50mi
1819 Pecan Valley Dr Kaufman, TX	4.0	2.0	1890	$2,650	$1.40	18d	1	0.54mi
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	44d	1	0.76mi
3743 Brookgreen Ln Kaufman, TX	3.0	2.5	1840	$2,500	$1.36	10d	1	0.79mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	44d	1	1.29mi
4100 Vista Ln Kaufman, TX	1.0–3.0	1.0–2.0	875	$1,792	$2.05	1d	16	1.30mi
4200 S Washington St Kaufman, TX	1.0–2.0	1.0–2.0	854	$1,715	$2.01	1d	15	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 294 DOM
2. 2026-06-17
   days on market $200,000 Active 293 DOM
3. 2026-06-16
   days on market $200,000 Active 292 DOM
4. 2026-06-15
   days on market $200,000 Active 291 DOM
5. 2026-06-13
   days on market $200,000 Active 289 DOM
6. 2026-06-13
   days on market $200,000 Active 288 DOM
7. 2026-06-09
   days on market $200,000 Active 285 DOM
8. 2026-06-08
   days on market $200,000 Active 284 DOM
9. 2026-06-07
   days on market $200,000 Active 283 DOM
10. 2026-06-04
    days on market $200,000 Active 280 DOM
11. 2026-06-03
    days on market $200,000 Active 279 DOM
12. 2026-06-02
    days on market $200,000 Active 278 DOM
13. 2026-06-01
    days on market $200,000 Active 277 DOM
14. 2026-05-31
    days on market $200,000 Active 276 DOM
15. 2026-05-11
    price $200,000 235-char remark

    Show marketing remark (235 chars)

    Unique opportunity to own this 3 bedroom, 2 bath home in a well established neighborhood. This home has 2 living areas, Enclosed 2 car garage, covered carport, and a 10x18 metal shop for storage. Great Home for a first time home buyer.

16. 2026-03-15
    price $210,000 235-char remark

    Show marketing remark (235 chars)

    Unique opportunity to own this 3 bedroom, 2 bath home in a well established neighborhood. This home has 2 living areas, Enclosed 2 car garage, covered carport, and a 10x18 metal shop for storage. Great Home for a first time home buyer.

17. 2025-08-28
    listed $220,000 Active 235-char remark

    Show marketing remark (235 chars)

    Unique opportunity to own this 3 bedroom, 2 bath home in a well established neighborhood. This home has 2 living areas, Enclosed 2 car garage, covered carport, and a 10x18 metal shop for storage. Great Home for a first time home buyer.

ⓘ 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: $3,995 · $333/mo
• Projected year-2 tax: $3,995 · $333/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,363
• − Mortgage interest: −$11,203
• − Property taxes: −$3,995
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$5,818
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $2,038/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

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: ▼ -64.48%
• Current HPI: 261.3091
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $200,000 NTREIS
• 2026-03-15 Price Changed $210,000 NTREIS
• 2025-08-28 Listed $220,000 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $3,995 · +10.0% YoY. Source: county tax records.