Atticus Plan · Crandall, TX 75114

$256,900

3 bd · 2.0 ba · 1,076 sqft · SingleFamily · 586 Days on market

Good condition ↓ 8% since listing

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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).

• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Atticus is a thoughtfully designed single-story home featuring three spacious bedrooms, two full baths, a chef-ready kitchen, and an open-concept layout that seamlessly connects the family room, dining area, and kitchen-perfect for gatherings and everyday living. The master suite offers a private retreat with a serene bath and walk-in closet, while the attached two-car garage provides convenience and comfort in any weather. With modern upgrades like energy-efficient appliances, stylish flooring, and elegant cabinetry included, the Atticus combines functionality and style for an elevated living experience.

Key facts

• 2 parking spots
• Listed 585 days

🏗️ New construction. The $256,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,459.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (19.7% below list).
• Recommended offer: $206k (19.7% below list) — sets the bar for 1% rule.

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: W A Martin El (math 41% / reading 32%, grade F, #1,883 of 4,322 statewide, top 44%, 644 students, 71% 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 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 113d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 586 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,337 (19.7% 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 586 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $270,459
• List price: $256,900
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2039 Braveheart Dr	0.18mi	3/2.0	1,076 (0%)	5mo	$249,900	$232	87
1531 William Wallace St	0.10mi	3/2.0	1,076 (0%)	12mo	$277,900	$258	85
1525 William Wallace St	0.10mi	3/2.0	1,076 (0%)	14mo	$277,900	$258	84
1430 Reiner Dr	0.03mi	3/2.0	1,076 (0%)	18mo	$276,900	$257	84
2047 Braveheart Dr	0.21mi	3/2.0	1,076 (0%)	9mo	$268,900	$250	83
1141 Avalon Dr	0.28mi	2/1.0 (-1)	1,070 (-1%)	8mo	$167,900	$157	71
1426 Reiner Dr	0.03mi	2/2.0 (-1)	996 (-7%)	15mo	$255,000	$256	69
1543 William Wallace St	0.10mi	2/2.0 (-1)	996 (-7%)	10mo	$253,900	$255	69
1822 Barrie Way	0.29mi	2/1.0 (-1)	1,070 (-1%)	11mo	$170,000	$159	67
1804 Barrie Way	0.29mi	2/1.0 (-1)	1,070 (-1%)	15mo	$185,000	$173	64
2311 Alcantara Ave	0.52mi	3/2.0	1,220 (+13%)	17mo	$229,000	$188	40

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-59,018
• Equity at exit: $40,326

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-70,868
• Equity at exit: $23,384

Cash invested: $75,729 (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: 40 active · 30 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $229,749 ($176/sqft)
• Median days on market: 38 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +42.4% above current asking $/sqft

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

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 1365
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,418
• Tax est. 1.5%: −$338 /mo · $4,057/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-239

Break-even live

Break-even rent $2,366

Max offer price $235,873

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-146	+0% $-239	+5% $-332	+10% $-426
Rent	-10% $-402	-5% $-321	+0% $-239	+5% $-158	+10% $-76
Rate	-1.0pp $-103	-0.5pp $-170	base $-239	+0.5pp $-309	+1.0pp $-380

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: $67,615
• Closing costs: $8,114
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,292	$1.42	0d	1	0.03mi
1412 Reiner Dr Crandall, TX	2.0	2.0	996	$1,900	$1.91	121d	1	0.07mi
1441 Reiner Dr Crandall, TX	3.0	2.0	1356	$2,115	$1.56	121d	1	0.08mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	142d	1	0.11mi
2027 Braveheart Dr Crandall, TX	3.0	2.0	1301	$2,220	$1.71	72d	1	0.12mi
2027 Braveheart Dr Crandall, TX	3.0	2.0	1301	$2,200	$1.69	0d	1	0.12mi
2031 Braveheart Dr Crandall, TX	3.0	2.0	1076	$2,050	$1.91	10d	1	0.13mi
2042 Braveheart Dr Crandall, TX	3.0	2.0	1076	$2,100	$1.95	22d	1	0.15mi
2049 Braveheart Dr Crandall, TX	2.0	2.0	996	$1,995	$2.00	65d	1	0.19mi
2055 Braveheart Dr Crandall, TX	3.0	2.0	1076	$2,050	$1.91	10d	1	0.20mi
1422 Southwell Dr Crandall, TX	3.0	2.0	1266	$1,799	$1.42	35d	1	0.21mi
1422 Southwell Dr Crandall, TX	3.0	2.0	1260	$1,799	$1.43	10d	1	0.21mi
2057 Braveheart Dr Crandall, TX	2.0	2.0	996	$2,000	$2.01	135d	1	0.21mi
1925 Wild Orchard Ln Crandall, TX	3.0	2.0	1266	$1,850	$1.46	117d	1	0.26mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	184d	1	0.29mi
1817 Mallen Farm Rdg Crandall, TX	3.0	2.0	1450	$1,800	$1.24	49d	1	0.34mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	184d	1	0.38mi
1706 Horizons Hl Crandall, TX	3.0	2.0	1266	$1,850	$1.46	10d	1	0.43mi
1706 Horizons Hl Crandall, TX	3.0	2.0	1266	$1,850	$1.46	24d	1	0.43mi
1307 Rodeo Circuit Way Crandall, TX	3.0	2.0	1465	$1,800	$1.23	10d	1	0.49mi
2233 Great Belt Blvd Crandall, TX	2.0	1.0	1008	$1,600	$1.59	3d	1	0.50mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,665	$1.36	126d	1	0.56mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	184d	1	0.58mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,844	$1.49	109d	1	0.61mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	143d	1	0.61mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	184d	1	0.67mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	165d	1	0.68mi
2403 Hesperus Ave Crandall, TX	3.0	2.0	1445	$1,750	$1.21	113d	1	0.70mi
2402 Hesperus Ave Crandall, TX	2.0	1.0	1011	$1,700	$1.68	38d	1	0.73mi
1264 Eclipse Ln Crandall, TX	3.0	2.0	1474	$1,950	$1.32	115d	1	0.75mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,585	$1.25	49d	1	0.76mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	165d	1	0.76mi
1275 Eclipse Ln Crandall, TX	3.0	2.0	1290	$1,750	$1.36	130d	1	0.79mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	143d	1	0.79mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	184d	1	0.81mi
3427 Big Antero Ln Crandall, TX	3.0	2.0	1155	$1,150	$1.00	46d	1	0.82mi
2318 Great Belt Blvd Crandall, TX	3.0	2.0	1440	$1,635	$1.14	10d	1	0.85mi
2318 Great Belt Blvd Crandall, TX	3.0	2.0	1440	$1,635	$1.14	21d	1	0.85mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,850	$1.33	121d	1	0.90mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	184d	1	0.91mi

Listing history 50 events

1. 2026-11-08
   days on market $256,900 Active 586 DOM
2. 2026-11-07
   days on market $256,900 Active 585 DOM
3. 2026-11-06
   days on market $256,900 Active 584 DOM
4. 2026-11-05
   days on market $256,900 Active 583 DOM
5. 2026-11-04
   days on market $256,900 Active 582 DOM
6. 2026-11-02
   days on market $256,900 Active 580 DOM
7. 2026-11-01
   days on market $256,900 Active 579 DOM
8. 2026-10-31
   days on market $256,900 Active 578 DOM
9. 2026-10-30
   days on market $256,900 Active 577 DOM
10. 2026-10-29
    days on market $256,900 Active 576 DOM
11. 2026-10-28
    days on market $256,900 Active 575 DOM
12. 2026-10-27
    days on market $256,900 Active 574 DOM
13. 2026-10-26
    days on market $256,900 Active 573 DOM
14. 2026-10-25
    days on market $256,900 Active 572 DOM
15. 2026-10-24
    days on market $256,900 Active 571 DOM
16. 2026-10-23
    days on market $256,900 Active 570 DOM
17. 2026-10-22
    days on market $256,900 Active 569 DOM
18. 2026-10-21
    days on market $256,900 Active 568 DOM
19. 2026-10-20
    days on market $256,900 Active 567 DOM
20. 2026-10-19
    days on market $256,900 Active 566 DOM
21. 2026-10-18
    days on market $256,900 Active 565 DOM
22. 2026-10-17
    days on market $256,900 Active 564 DOM
23. 2026-10-16
    days on market $256,900 Active 563 DOM
24. 2026-10-15
    days on market $256,900 Active 562 DOM
25. 2026-10-14
    days on market $256,900 Active 561 DOM
26. 2026-10-13
    days on market $256,900 Active 560 DOM
27. 2026-10-12
    days on market $256,900 Active 559 DOM
28. 2026-10-11
    days on market $256,900 Active 558 DOM
29. 2026-10-10
    days on market $256,900 Active 557 DOM
30. 2026-10-09
    days on market $256,900 Active 556 DOM
31. 2026-10-08
    days on market $256,900 Active 555 DOM
32. 2026-10-07
    days on market $256,900 Active 554 DOM
33. 2026-10-06
    days on market $256,900 Active 553 DOM
34. 2026-10-05
    days on market $256,900 Active 552 DOM
35. 2026-10-04
    days on market $256,900 Active 551 DOM
36. 2026-10-04
    pricedays on market $256,900 Active 550 DOM
37. 2026-10-02
    days on market $255,900 Active 549 DOM
38. 2026-10-01
    days on market $255,900 Active 548 DOM
39. 2026-09-30
    days on market $255,900 Active 547 DOM
40. 2026-09-29
    days on market $255,900 Active 546 DOM
41. 2026-09-28
    days on market $255,900 Active 545 DOM
42. 2026-09-27
    days on market $255,900 Active 544 DOM
43. 2026-09-26
    days on market $255,900 Active 543 DOM
44. 2026-09-25
    days on market $255,900 Active 542 DOM
45. 2026-09-24
    days on market $255,900 Active 541 DOM
46. 2026-09-23
    days on market $255,900 Active 540 DOM
47. 2026-09-22
    days on market $255,900 Active 539 DOM
48. 2026-09-21
    days on market $255,900 Active 538 DOM
49. 2026-09-20
    days on market $255,900 Active 537 DOM
50. 2026-09-19
    days on market $255,900 Active 536 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: $24,760
• − Mortgage interest: −$15,150
• − Property taxes: −$4,057
• − Insurance: −$1,352
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$7,868
• Taxable loss: −$7,628
• Est. tax savings @ 24.0%: +$1,831
• After-tax cash flow: $-1,037/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

Good 80/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace countertops — Granite countertops are durable but can be replaced with quartz or marble for a higher-end look ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary W A Martin El F TX #1,883/4,322 Nat'l #22,441/41,679 Middle Crandall Middle F TX #646/1,662 Nat'l #6,005/14,009 High Crandall H S F TX #713/1,632 Nat'l #7,439/17,239

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

C Composite livability gradescore 68/100

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 · 138,716 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: 5% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 27% Other Indo-European 1%

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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

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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

Price history

-8.4% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $251,900 Zillow
• 2026-02-13 Price Changed $249,900 Zillow
• 2025-10-04 Price Changed $268,900 Zillow
• 2025-07-03 Price Changed $277,900 Zillow
• 2025-04-01 Listed $274,900 Zillow