4489 Bonney Ave · Crandall, TX 75114

$227,490

4 bd · 2.5 ba · 1,549 sqft · SingleFamily · 46 Days on market

Built 2026 Good condition 3,485 sqft lot $147/sqft · at area comps Est $222k · at est. $39/mo HOA · 2% of rent

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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 +18.0/30.0
• ARV discount +6.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 story, open concept main living area, 4 bedroom, 2.5 bath, 1 car garage.

Key facts

• 3,485 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding
• HOA & community: Mandatory association; Annual association fee of 470; Association fee includes full use of facilities; HOA managed by Neighborhood Management

Exterior

• Parking: Covered parking (1 covered space); Driveway; Garage (attached, 1 garage space)
• Security: Burglar alarm; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: MUD water; MUD sewer; Municipal Utility District
• Home design: Single-family residence; Residential property; Two-story; New construction (incomplete, year built 2026); Not attached to other properties
• Construction: New construction - incomplete (2026)
• Exterior features: Lot smaller than 0.5 acre (approximately 0.08 acre); Subdivision: Cartwright Mays; Directions: Coming from Dallas—South on 175, East on FM 148, drive approx. 3 miles, Cartwright Mays on left off FM 148

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Breakfast bar; Eat-in kitchen; Kitchen island
• Bedrooms: Four bedrooms (primary bedroom on level 2 with separate shower and walk-in closet); Three additional bedrooms on level 2
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; Total of 7 rooms; Two levels
• Laundry & utility: No smart home features reported

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $221k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: W A Martin El (math 41% / reading 32%, grade F, #1,883 of 4,322 statewide, top 44%, 644 students, 71% FRL) — zoned schools average 71% FRL vs 41% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 787 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $222,490
• List price: $227,490
• Delta: 2.25%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4516 Bonney Ave	0.05mi	4/2.5	1,549 (0%)	2mo	$222,490	$144	96
4176 Sunridge Dr	0.10mi	4/2.5	1,549 (0%)	0mo	$234,515	$151	95
4408 Bonney Ave	0.12mi	4/2.5	1,549 (0%)	2mo	$228,490	$148	93
4128 Sunridge Dr	0.11mi	4/2.5	1,549 (0%)	3mo	$226,490	$146	92
4116 Sunridge Dr	0.12mi	4/2.5	1,549 (0%)	4mo	$222,490	$144	91
4461 Bonney Ave	0.04mi	3/2.5 (-1)	1,419 (-8%)	6mo	$218,490	$154	74
4136 Sunridge Dr	0.11mi	3/2.5 (-1)	1,419 (-8%)	3mo	$218,490	$154	74

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-24,310
• Equity at exit: $33,919

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,842
• Equity at exit: $19,669

Cash invested: $63,697 (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: 787
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$39
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $196

Break-even live

Break-even rent $2,039

Max offer price $227,490

Occupancy floor 86%

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: $56,872
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4484 Bonney Ave Crandall, TX	3.0	2.5	1206	$2,000	$1.66	1d	1	0.05mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	1d	1	0.86mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	12d	1	1.14mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	24d	1	1.20mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	16d	1	1.35mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	43d	1	1.40mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	43d	1	1.42mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 13 events

1. 2026-06-15
   status $227,490 Pending 46 DOM
2. 2026-06-15
   days on market $227,490 Active 46 DOM
3. 2026-06-13
   days on market $227,490 Active 44 DOM
4. 2026-06-09
   days on market $227,490 Active 40 DOM
5. 2026-06-08
   days on market $227,490 Active 39 DOM
6. 2026-06-07
   days on market $227,490 Active 38 DOM
7. 2026-06-04
   days on market $227,490 Active 35 DOM
8. 2026-06-03
   days on market $227,490 Active 34 DOM
9. 2026-06-02
   days on market $227,490 Active 33 DOM
10. 2026-06-01
    days on market $227,490 Active 32 DOM
11. 2026-05-31
    days on market $227,490 Active 31 DOM
12. 2026-05-11
    price $227,490 74-char remark
13. 2026-04-30
    listed $226,490 Active 74-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: $27,453
• − Mortgage interest: −$12,743
• − Property taxes: −$3,412
• − Insurance: −$1,137
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$468
• − Depreciation: −$6,618
• Taxable loss: −$1,318
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,671/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 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It has a modern kitchen, well-maintained exterior, and hardwood flooring. The home is move-in ready and would benefit from a fresh coat of paint and modern flooring to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.4% since first listed

3 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-05-11 Price Changed $227,490 NTREIS
• 2026-04-30 Listed $226,490 NTREIS