3521 Hank Dr · Heartland, TX 75114

$249,995

3 bd · 2.5 ba · 1,671 sqft · SingleFamily · 3 Days on market

Built 2024 Poor condition 4,800 sqft lot $150/sqft · 21% below area Est $317k · 21% under $46/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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the perfect blend of style, comfort, and quality in this beautifully designed two-story home featuring the sought-after Kerr floor plan. With 3 bedrooms and 2.5 bathrooms, this home offers a smart, functional layout ideal for both everyday living and entertaining. The first floor showcases an open-concept interior seamlessly connects the kitchen, dining, and living areas. Step outside to a covered patio that extends your living space, perfect for relaxing mornings or evening gatherings. Upstairs, the private primary suite provides a peaceful retreat, and two additional bedrooms offer flexibility for guests, family, or a home office. Complete with a 2-car garage, this home deliver

Key facts

• Double vanity
• Open floorplan
• Covered patio

Tags

• OPEN FLOORPLAN
• VAULTED EAT-IN KITCHEN
• GRANITE COUNTERS
• DOUBLE VANITY
• COVERED PATIO
• EXTERIOR LIGHTING

Property features AI

Finance

• Other: Community amenities include pool, fitness center, park, playground, lake, community dock, fishing, jogging/bike paths, greenbelt and sidewalks
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory homeowners association (Heartland Community Assoc.); HOA covers management fees; Annual association fee of $552

Exterior

• Parking: Attached 2-car garage with two 20' x 20' bay (2-car single door); Garage door opener; Garage faces front; 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detector(s); Prewired for security
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Municipal utility district service; Community mailbox; Sidewalk access
• Home design: Single family residence; Two-story home; New construction completed in 2024; Not attached to another property; Located in the Heartland planned development
• Construction: Brick construction; Composition roof; Slab foundation; Smart home features enabled
• Exterior features: Covered porch; Covered patio/porch areas; Gutters; Outdoor lighting; Full wood fencing with gate; Landscaped lot with sprinkler system; Interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Kitchen island; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom located on the second level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling components
• Interior features: Open floorplan with vaulted ceilings; Granite counters; Kitchen island; Pantry; Eat-in kitchen; Double vanity; Cable TV available; Prewired for security
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.4% below list).
• Recommended offer: $211k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Heartland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Barbara Walker El (math 35% / reading 36%, grade F, #1,946 of 4,322 statewide, top 45%, 663 students, 67% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $211,480 (15.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $316,902
• List price: $249,995
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4209 Beale St	0.34mi	3/2.0	1,724 (+3%)	1mo	$319,995	$186	76
3517 Hank Dr	0.05mi	3/2.0	1,478 (-12%)	1mo	$278,535	$188	76
3933 Lakefield Dr	0.40mi	3/2.0	1,650 (-1%)	2mo	$316,999	$192	75
3960 Avendale Dr	0.37mi	3/2.0	1,736 (+4%)	1mo	$345,000	$199	74
3809 Lakefield Dr	0.45mi	3/2.0	1,650 (-1%)	2mo	$312,995	$190	74
4017 Lakefield Dr	0.36mi	4/2.0 (+1)	1,696 (+2%)	1mo	$299,500	$177	73
3104 Providence Pl	0.32mi	3/2.5	1,776 (+6%)	2mo	$209,000	$118	72
4109 Harrison St	0.33mi	4/2.0 (+1)	1,724 (+3%)	2mo	$299,995	$174	71
3141 Blossom Trl	0.40mi	3/2.0	1,569 (-6%)	1mo	$229,000	$146	68
3909 Belleview Pl	0.54mi	4/2.0 (+1)	1,753 (+5%)	1mo	$145,555	$83	59
3818 Noblewood Dr	0.57mi	3/2.0	1,857 (+11%)	0mo	$335,000	$180	53
3912 Melica Ln	0.44mi	4/2.0 (+1)	1,888 (+13%)	0mo	$309,149	$164	51

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-47,008
• Equity at exit: $37,275

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-49,134
• Equity at exit: $21,615

Cash invested: $69,999 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$46
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-103

Break-even live

Break-even rent $2,245

Max offer price $235,095

Occupancy floor 100%

Sensitivity live

Price	-10% $70	-5% $-17	+0% $-103	+5% $-189	+10% $-276
Rent	-10% $-270	-5% $-187	+0% $-103	+5% $-19	+10% $64
Rate	-1.0pp $23	-0.5pp $-39	base $-103	+0.5pp $-168	+1.0pp $-234

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	45d	1	0.39mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	45d	1	0.44mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	5d	1	0.64mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	45d	1	0.71mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	8d	1	0.71mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.87mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.88mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	45d	1	0.88mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.89mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	45d	1	0.90mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.90mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.93mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.95mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.96mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.98mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	17d	1	1.06mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	20d	1	1.08mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	45d	1	1.14mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	45d	1	1.21mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,769	$1.06	0d	1	1.23mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	4d	1	1.24mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	1.27mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	3d	1	1.27mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.28mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	1.30mi
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	6d	1	1.39mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	0d	1	1.39mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	1.40mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	1.41mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	0d	1	1.42mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	26d	1	1.42mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	1.43mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	1.43mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	1.43mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,740	$1.43	0d	1	1.45mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	45d	1	1.45mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	1.45mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	1.46mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	46d	1	1.48mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	1.48mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 10 events

1. 2026-06-09
   days on market $249,995 Active 3 DOM
2. 2026-06-08
   days on market $249,995 Active 2 DOM
3. 2026-06-07
   pricedays on marketlisting id $249,995 Active 1 DOM
4. 2026-06-04
   days on market $279,990 Active 84 DOM
5. 2026-06-03
   days on market $279,990 Active 83 DOM
6. 2026-06-02
   days on market $279,990 Active 82 DOM
7. 2026-06-01
   days on market $279,990 Active 81 DOM
8. 2026-05-31
   days on market $279,990 Active 80 DOM
9. 2026-05-06
   price $279,990 809-char remark
10. 2026-03-12
    listed $289,340 Active 809-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: $25,378
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$552
• − Depreciation: −$7,273
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $87/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 · 2 photos

Poor 20/100 Extensive rehab

This two-story home requires extensive repairs and updates to its roof, exterior, interior, and HVAC systems. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — Aerial view suggests potential for significant roof replacement.
• Major exterior siding — Aerial view suggests potential for significant siding replacement.
• Major landscaping — No landscaping or curb appeal photos provided.
• Major interior walls/paint — No interior photos provided.
• Major HVAC/mechanical systems — No HVAC/mechanical photos provided.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value.
• Resale exterior siding replacement — New siding would improve the home's curb appeal and value.
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract buyers and renters.
• Both interior painting and updates — Fresh paint and updates would improve the home's interior and attract buyers and renters.
• Both HVAC/mechanical systems upgrade — Upgrading HVAC systems would improve comfort and energy efficiency, attracting buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aerial view suggests potential for significant roof replacement.	Major	$15,000–50,000
exterior siding · Aerial view suggests potential for significant siding replacement.	Major	$15,000–50,000
landscaping · No landscaping or curb appeal photos provided.	Major	$15,000–50,000
interior walls/paint · No interior photos provided.	Major	$15,000–50,000
HVAC/mechanical systems · No HVAC/mechanical photos provided.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value. ↑
• Resale exterior siding replacement — New siding would improve the home's curb appeal and value. ↑
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract buyers and renters. ↑
• Both interior painting and updates — Fresh paint and updates would improve the home's interior and attract buyers and renters. ↑
• Both HVAC/mechanical systems upgrade — Upgrading HVAC systems would improve comfort and energy efficiency, attracting buyers and renters. ↑

ⓘ 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 — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heartland, TX
• County: Kaufman County · 122,338 people
• 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

1 event — show timeline

• 2026-06-06 Listed $249,995 NTREIS