Atticus Plan · Crandall, TX 75114

$255,900

3 bd · 2.0 ba · 1,076 sqft · SingleFamily · 494 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• 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 493 days

🏗️ New construction. The $255,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,947.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.5% below list).
• Recommended offer: $204k (20.5% 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: 956 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 494 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,520 (20.5% 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 494 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $270,947
• List price: $255,900
• Delta: -5.55%
• 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
2039 Braveheart Dr	0.18mi	3/2.0	1,076 (0%)	2mo	$249,900	$232	90
1531 William Wallace St	0.10mi	3/2.0	1,076 (0%)	9mo	$277,900	$258	88
1525 William Wallace St	0.10mi	3/2.0	1,076 (0%)	11mo	$277,900	$258	86
1430 Reiner Dr	0.03mi	3/2.0	1,076 (0%)	15mo	$276,900	$257	86
2047 Braveheart Dr	0.21mi	3/2.0	1,076 (0%)	6mo	$268,900	$250	86
1141 Avalon Dr	0.28mi	2/1.0 (-1)	1,070 (-1%)	4mo	$167,900	$157	73
1426 Reiner Dr	0.03mi	2/2.0 (-1)	996 (-7%)	12mo	$255,000	$256	72
1543 William Wallace St	0.10mi	2/2.0 (-1)	996 (-7%)	8mo	$253,900	$255	72
1822 Barrie Way	0.29mi	2/1.0 (-1)	1,070 (-1%)	8mo	$170,000	$159	70
1804 Barrie Way	0.29mi	2/1.0 (-1)	1,070 (-1%)	12mo	$185,000	$173	66
2311 Alcantara Ave	0.52mi	3/2.0	1,220 (+13%)	14mo	$229,000	$188	42
2408 Hesperus Ave	0.69mi	2/1.0 (-1)	1,011 (-6%)	22mo	$215,000	$213	31

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-60,730
• Equity at exit: $40,399

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-74,462
• Equity at exit: $23,427

Cash invested: $75,865 (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: 33 active · 17 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $238,900 ($189/sqft)
• Median days on market: 43 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +33.0% 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: 956
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,064/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-265

Break-even live

Break-even rent $2,370

Max offer price $232,652

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-171	+0% $-265	+5% $-358	+10% $-452
Rent	-10% $-425	-5% $-345	+0% $-265	+5% $-184	+10% $-104
Rate	-1.0pp $-128	-0.5pp $-196	base $-265	+0.5pp $-335	+1.0pp $-406

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: $67,737
• Closing costs: $8,128
• 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	$2,242	$1.39	0d	1	0.03mi
1412 Reiner Dr Crandall, TX	2.0	2.0	996	$1,900	$1.91	29d	1	0.07mi
1441 Reiner Dr Crandall, TX	3.0	2.0	1356	$2,115	$1.56	29d	1	0.08mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	50d	1	0.11mi
2057 Braveheart Dr Crandall, TX	2.0	2.0	996	$2,000	$2.01	43d	1	0.21mi
1925 Wild Orchard Ln Crandall, TX	3.0	2.0	1266	$1,850	$1.46	26d	1	0.26mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	93d	1	0.29mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	93d	1	0.38mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,665	$1.36	34d	1	0.56mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	93d	1	0.58mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,844	$1.49	17d	1	0.61mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	52d	1	0.61mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	93d	1	0.67mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	74d	1	0.68mi
2403 Hesperus Ave Crandall, TX	3.0	2.0	1445	$1,750	$1.21	21d	1	0.70mi
2402 Hesperus Ave Crandall, TX	2.0	1.0	1011	$1,745	$1.73	2d	1	0.73mi
1264 Eclipse Ln Crandall, TX	3.0	2.0	1474	$1,950	$1.32	23d	1	0.75mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	74d	1	0.76mi
1275 Eclipse Ln Crandall, TX	3.0	2.0	1290	$1,750	$1.36	38d	1	0.79mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	52d	1	0.79mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	93d	1	0.81mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,850	$1.33	30d	1	0.90mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	93d	1	0.91mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	0.91mi
3702 Haydon Hill Rd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.96mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	0.96mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	74d	1	0.98mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	37d	1	0.99mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	40d	1	0.99mi
2983 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,649	$1.15	23d	1	0.99mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	93d	1	1.02mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	93d	1	1.03mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	43d	1	1.04mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	93d	1	1.05mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	48d	1	1.06mi
2911 S Griffin Ln Forney, TX	3.0	2.0	1281	$2,450	$1.91	12d	1	1.06mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	43d	1	1.07mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	93d	1	1.07mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	93d	1	1.08mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,579	$1.10	32d	1	1.09mi

Listing history 50 events

1. 2026-08-08
   days on market $255,900 Active 494 DOM
2. 2026-08-06
   days on market $255,900 Active 492 DOM
3. 2026-08-05
   days on market $255,900 Active 491 DOM
4. 2026-08-04
   days on market $255,900 Active 490 DOM
5. 2026-08-03
   days on market $255,900 Active 489 DOM
6. 2026-07-31
   days on market $255,900 Active 486 DOM
7. 2026-07-30
   days on market $255,900 Active 485 DOM
8. 2026-07-30
   days on market $255,900 Active 484 DOM
9. 2026-07-28
   days on market $255,900 Active 483 DOM
10. 2026-07-26
    days on market $255,900 Active 481 DOM
11. 2026-07-24
    days on market $255,900 Active 479 DOM
12. 2026-07-23
    days on market $255,900 Active 478 DOM
13. 2026-07-22
    days on market $255,900 Active 477 DOM
14. 2026-07-21
    days on market $255,900 Active 476 DOM
15. 2026-07-20
    days on market $255,900 Active 475 DOM
16. 2026-07-18
    days on market $255,900 Active 473 DOM
17. 2026-07-18
    days on market $255,900 Active 472 DOM
18. 2026-07-16
    days on market $255,900 Active 471 DOM
19. 2026-07-15
    days on market $255,900 Active 470 DOM
20. 2026-07-14
    days on market $255,900 Active 469 DOM
21. 2026-07-13
    days on market $255,900 Active 468 DOM
22. 2026-07-13
    days on market $255,900 Active 467 DOM
23. 2026-07-11
    days on market $255,900 Active 466 DOM
24. 2026-07-10
    days on market $255,900 Active 465 DOM
25. 2026-07-09
    days on market $255,900 Active 464 DOM
26. 2026-07-07
    days on market $255,900 Active 462 DOM
27. 2026-07-06
    pricedays on market $255,900 Active 461 DOM
28. 2026-07-06
    days on market $254,900 Active 460 DOM
29. 2026-07-05
    days on market $254,900 Active 459 DOM
30. 2026-07-03
    days on market $254,900 Active 458 DOM
31. 2026-07-02
    days on market $254,900 Active 457 DOM
32. 2026-07-01
    days on market $254,900 Active 456 DOM
33. 2026-06-30
    days on market $254,900 Active 455 DOM
34. 2026-06-29
    days on market $254,900 Active 454 DOM
35. 2026-06-28
    days on market $254,900 Active 453 DOM
36. 2026-06-26
    days on market $254,900 Active 451 DOM
37. 2026-06-24
    days on market $254,900 Active 449 DOM
38. 2026-06-22
    days on market $254,900 Active 447 DOM
39. 2026-06-21
    days on market $254,900 Active 446 DOM
40. 2026-06-18
    days on market $254,900 Active 443 DOM
41. 2026-06-17
    days on market $254,900 Active 442 DOM
42. 2026-06-16
    days on market $254,900 Active 441 DOM
43. 2026-06-15
    days on market $254,900 Active 440 DOM
44. 2026-06-13
    days on market $254,900 Active 438 DOM
45. 2026-06-09
    days on market $254,900 Active 434 DOM
46. 2026-06-08
    days on market $254,900 Active 433 DOM
47. 2026-06-07
    pricedays on market $254,900 Active 432 DOM
48. 2026-06-04
    days on market $251,900 Active 429 DOM
49. 2026-06-03
    days on market $251,900 Active 428 DOM
50. 2026-06-02
    days on market $251,900 Active 427 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: $24,422
• − Mortgage interest: −$15,177
• − Property taxes: −$4,064
• − Insurance: −$1,355
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$7,882
• Taxable loss: −$7,963
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $-1,265/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%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada, China
• 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