3541 Hank Dr · Heartland, TX 75114

$315,990

4 bd · 2.5 ba · 2,235 sqft · SingleFamily · 98 Days on market

Built 2026 Excellent condition $141/sqft · 11% below area Est $357k · 11% under ↓ 2% since listing

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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 +12.6/15.0
• Cash flow +9.3/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into modern elegance with this stunning brand-new 2-story home designed to impress from the moment you arrive. A breathtaking 2-story entryway sets the tone, flooding the space with natural light and creating a grand first impression. This thoughtfully designed home features four spacious bedrooms and two and a half baths, offering both comfort and functionality for everyday living. A gorgeous flex space near the entry provides endless possibilities-perfect for a home office, formal dining area, or cozy sitting room. At the heart of the home, you'll find an open-concept kitchen that truly shines. Complete with a large island, it seamlessly connects to the main living area, making it ideal for entertaining guests or enjoying family time. Upstairs, a generous game room loft creates the perfect retreat for movie nights, play space, or relaxation. Step outside to a covered patio that invites you to unwind and enjoy outdoor living year-round, whether hosting gatherings or simply enjoying a quiet evening. Blending style, space, and versatility, this exceptional home offers everything you need and more-ready for you to move in and make it your own.

Key facts

• 2 garage spots
• Built 2026
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $316k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (21.7% below list).
• Recommended offer: $247k (21.7% below list) — sets the bar for 1% rule.

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.
• Market conditions: 787 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $9k 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 98 days — a 9% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,276 (21.7% 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 98 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $356,524
• List price: $315,990
• Delta: -11.37%
• 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
4133 Beale St	0.21mi	4/2.5	2,291 (+2%)	1mo	$349,200	$152	85
7029 Fm 2757	0.33mi	4/2.0	2,219 (-1%)	0mo	$798,000	$360	81
3947 Bison Ln	0.20mi	4/3.0	2,058 (-8%)	0mo	$349,851	$170	75
4050 Bedford Dr	0.43mi	4/2.0	2,343 (+5%)	1mo	$351,561	$150	69
3908 Melica Ln	0.34mi	4/2.0	2,062 (-8%)	1mo	$319,695	$155	69
4146 Beale St	0.24mi	4/2.5	2,495 (+12%)	1mo	$389,260	$156	69
3920 Melica Ln	0.36mi	4/2.0	2,062 (-8%)	0mo	$309,254	$150	68
3015 Mary Grace Ln	0.44mi	4/2.5	2,385 (+7%)	1mo	$346,540	$145	68
3802 Belleview Pl	0.46mi	3/2.5 (-1)	2,323 (+4%)	1mo	$389,161	$168	66
3830 Belleview Pl	0.44mi	3/2.0 (-1)	2,323 (+4%)	0mo	$374,000	$161	66
3732 Topeka Trl	0.35mi	4/3.0	2,454 (+10%)	1mo	$379,000	$154	65
4105 Maize Ave	0.40mi	4/3.0	2,483 (+11%)	0mo	$469,990	$189	60

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-65,832
• Equity at exit: $47,115

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-76,057
• Equity at exit: $27,321

Cash invested: $88,477 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,657
• Tax est. 1.5%: −$395 /mo · $4,740/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-230

Break-even live

Break-even rent $2,764

Max offer price $282,672

Occupancy floor —

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: $78,998
• Closing costs: $9,480
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 Temple Gate Ct Crandall, TX	5.0	3.0	2730	$3,300	$1.21	1d	1	0.28mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	1d	1	0.39mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	43d	1	0.42mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	43d	1	0.50mi
3750 Honey Daisy Dr Crandall, TX	4.0	3.5	2885	$2,750	$0.95	10d	1	0.51mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	4d	1	0.65mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	43d	1	0.71mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	0.74mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	43d	1	0.83mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	20d	1	0.89mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	0.92mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.93mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.94mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	43d	1	0.94mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.95mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	0.98mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	15d	1	0.99mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.00mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.01mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.03mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	18d	1	1.04mi
4005 Indian Paintbrush Ln Forney, TX	4.0	2.5	2866	$2,700	$0.94	12d	1	1.05mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	43d	1	1.14mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0	1497	$2,406	$1.61	1d	5	1.22mi
4009 Bighorn Dr Forney, TX	4.0	2.5	2515	$2,499	$0.99	43d	1	1.24mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	3d	1	1.29mi
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	4d	1	1.32mi
2296 Great Belt Blvd Crandall, TX	3.0	2.0	2315	$1,720	$0.74	6d	1	1.37mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	44d	1	1.41mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	24d	1	1.48mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	43d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $315,990 Active 98 DOM
2. 2026-06-17
   days on market $315,990 Active 97 DOM
3. 2026-06-16
   days on market $315,990 Active 96 DOM
4. 2026-06-15
   days on market $315,990 Active 95 DOM
5. 2026-06-13
   days on market $315,990 Active 93 DOM
6. 2026-06-10
   price $315,990 Active 89 DOM
7. 2026-06-09
   days on market $309,990 Active 89 DOM
8. 2026-06-08
   days on market $309,990 Active 88 DOM
9. 2026-06-07
   pricedays on market $309,990 Active 87 DOM
10. 2026-06-04
    days on market $319,990 Active 84 DOM
11. 2026-06-03
    days on market $319,990 Active 83 DOM
12. 2026-06-02
    days on market $319,990 Active 82 DOM
13. 2026-06-01
    days on market $319,990 Active 81 DOM
14. 2026-05-31
    days on market $319,990 Active 80 DOM
15. 2026-05-06
    price $319,990 1164-char remark

    Show marketing remark (1164 chars)

    Step into modern elegance with this stunning brand-new 2-story home designed to impress from the moment you arrive. A breathtaking 2-story entryway sets the tone, flooding the space with natural light and creating a grand first impression. This thoughtfully designed home features four spacious bedrooms and two and a half baths, offering both comfort and functionality for everyday living. A gorgeous flex space near the entry provides endless possibilities-perfect for a home office, formal dining area, or cozy sitting room. At the heart of the home, you'll find an open-concept kitchen that truly shines. Complete with a large island, it seamlessly connects to the main living area, making it ideal for entertaining guests or enjoying family time. Upstairs, a generous game room loft creates the perfect retreat for movie nights, play space, or relaxation. Step outside to a covered patio that invites you to unwind and enjoy outdoor living year-round, whether hosting gatherings or simply enjoying a quiet evening. Blending style, space, and versatility, this exceptional home offers everything you need and more-ready for you to move in and make it your own.

16. 2026-03-12
    listed $325,940 Active 1164-char remark

    Show marketing remark (1164 chars)

    Step into modern elegance with this stunning brand-new 2-story home designed to impress from the moment you arrive. A breathtaking 2-story entryway sets the tone, flooding the space with natural light and creating a grand first impression. This thoughtfully designed home features four spacious bedrooms and two and a half baths, offering both comfort and functionality for everyday living. A gorgeous flex space near the entry provides endless possibilities-perfect for a home office, formal dining area, or cozy sitting room. At the heart of the home, you'll find an open-concept kitchen that truly shines. Complete with a large island, it seamlessly connects to the main living area, making it ideal for entertaining guests or enjoying family time. Upstairs, a generous game room loft creates the perfect retreat for movie nights, play space, or relaxation. Step outside to a covered patio that invites you to unwind and enjoy outdoor living year-round, whether hosting gatherings or simply enjoying a quiet evening. Blending style, space, and versatility, this exceptional home offers everything you need and more-ready for you to move in and make it your own.

ⓘ 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: $29,673
• − Mortgage interest: −$17,700
• − Property taxes: −$4,740
• − Insurance: −$1,580
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$9,192
• Taxable loss: −$8,287
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $-774/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 · 3 photos

Excellent 100/100 None rehab

This stunning, brand-new 2-story home is move-in ready with no visible repairs or maintenance needed. It offers modern elegance and ample space, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

ⓘ 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

-1.8% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $319,990 Zillow
• 2026-03-12 Listed $325,940 Zillow