2534 Canadian Way · Crandall, TX 75114

$259,990

4 bd · 2.0 ba · 1,805 sqft · SingleFamily · 13 Days on market

Built 2026 Good condition 6,100 sqft lot $144/sqft · at area comps Est $272k · at est. $42/mo HOA · 2% of rent ↓ 9% 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).

• Cash flow +10.1/30.0
• ARV discount +9.6/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21253555 - Built by Imagination Homes - Jun 2026 completion! ~ Imagination Homes proudly introduces The Prelude — a thoughtfully designed, open-concept home featuring 4 spacious bedrooms, 2 bathrooms, and 1,805 sq. ft. of beautifully crafted living space. Each bedroom offers generous dimensions, creating ideal retreats for family, guests, or a dedicated home office. At the center of the home, the large kitchen, dining, and family room seamlessly connect to create a warm and inviting environment perfect for everyday living and effortless entertaining. The chef-inspired kitchen showcases abundant cabinetry, sleek quartz countertops, a large single-bowl sink with an upgraded Moen fa

Key facts

• Open-concept home
• Covered back patio
• 6,100 sq ft lot

Tags

• OPEN-CONCEPT HOME
• CHEF-INSPIRED KITCHEN
• CORNER WALK-IN PANTRY
• LUXURIOUS EN-SUITE BATH
• COVERED BACK PATIO
• WELL-LOCATED COMMUNITY

Property features AI

Finance

• Other: Planned development: River Ridge
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory homeowners association (River Ridge Community Association, Inc.); Annual association fee; Association fee covers full use of facilities, grounds maintenance, and management fees; Community features include pool, greenbelt, park, playground, jogging/bike path and sidewalks

Exterior

• Parking: Two covered spaces; 2-car garage with 20 ft width and 20 ft length; Driveway; Garage door opener; Garage faces front
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Sidewalk; Not in a municipal utility district
• Home design: Single-family residence; One-story; New construction (incomplete, 2026); Subdivision: River Ridge
• Construction: Brick and fiber cement siding with additional siding materials; Radiant barrier; Composition shingle roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Wood fence in backyard; Interior lot in a subdivision; Curbs and sidewalks; Community mailbox; Sidewalks

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Disposal; Kitchen island; Pantry / walk-in pantry; Built-in cabinets; Solid-surface counters
• Bedrooms: Primary bedroom on main level with ensuite bath, separate shower, dual sinks and walk-in closet; Three additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (ENERGY STAR qualified equipment); Central electric air conditioning (ENERGY STAR qualified equipment); ENERGY STAR/ACCA RSI qualified installation
• Interior features: Open floorplan with kitchen island; Eat-in kitchen; Kitchen island; Pantry and walk-in pantry; Built-in cabinets; Double vanity; Walk-in closet(s); Cable TV available; High speed internet available; Solid surface (non-natural) countertops
• Laundry & utility: Separate utility room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (17.8% below list).
• Recommended offer: $214k (17.8% 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: 802 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $213,591 (17.8% 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. 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: 0.82% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $272,490
• List price: $259,990
• Delta: -4.59%
• 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
2534 Canadian Way	0.00mi	4/2.0	1,805 (0%)	0mo	$259,990	$144	100
2537 Canadian Way	0.04mi	4/2.0	1,805 (0%)	0mo	$269,990	$150	98
2539 Canadian Way	0.04mi	4/2.0	1,893 (+5%)	1mo	$274,990	$145	89
2538 Canadian Way	0.02mi	3/2.0 (-1)	1,621 (-10%)	0mo	$249,990	$154	77
3518 Fox Valley Ln	0.37mi	3/2.0 (-1)	1,801 (-0%)	1mo	$265,589	$147	76
3523 Fox Valley Ln	0.40mi	3/2.0 (-1)	1,801 (-0%)	1mo	$267,949	$149	75
2541 Canadian Way	0.05mi	3/2.0 (-1)	1,621 (-10%)	1mo	$254,990	$157	74
2311 Buffalo Bayou Way	0.35mi	4/2.0	1,689 (-6%)	1mo	$276,740	$164	72
1305 Thicket Ave	0.75mi	3/2.0 (-1)	1,801 (-0%)	0mo	$259,999	$144	60
3514 Fox Valley Ln	0.36mi	4/2.0	2,062 (+14%)	1mo	$286,999	$139	58
1557 Coldwater Way	0.33mi	4/3.0	2,059 (+14%)	0mo	$308,630	$150	57
1550 Coldwater Way	0.33mi	3/2.5 (-1)	2,059 (+14%)	1mo	$305,594	$148	53

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-51,712
• Equity at exit: $38,765

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-57,208
• Equity at exit: $22,479

Cash invested: $72,797 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-151

Break-even live

Break-even rent $2,328

Max offer price $238,087

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-62	+0% $-151	+5% $-241	+10% $-331
Rent	-10% $-320	-5% $-236	+0% $-151	+5% $-67	+10% $17
Rate	-1.0pp $-20	-0.5pp $-85	base $-151	+0.5pp $-219	+1.0pp $-287

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Muscovy St Crandall, TX	4.0	3.0	2300	$2,200	$0.96	26d	1	0.91mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	20d	1	1.04mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	1.12mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	1.13mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	1.13mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	1d	1	1.15mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	4d	1	1.17mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	45d	1	1.18mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	1.19mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	45d	1	1.20mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	45d	1	1.22mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	1.27mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	1.30mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	1.31mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	1.40mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	1.41mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.43mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	45d	1	1.44mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	45d	1	1.46mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	1.46mi
2296 Great Belt Blvd Crandall, TX	3.0	2.0	2315	$1,720	$0.74	8d	1	1.46mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	45d	1	1.47mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	19d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 3 events

1. 2026-05-11
   status Pending 1598-char remark
2. 2026-05-01
   price $259,990 1598-char remark
3. 2026-04-28
   listed $284,990 Active 1598-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: $25,631
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$504
• − Depreciation: −$7,563
• Taxable loss: −$6,301
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $-304/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 · 6 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It has potential for minor updates to enhance its curb appeal and interior aesthetics, making it a good investment for both resale and rental.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms.
• Both Add backsplash in kitchen — A backsplash can add functionality and style to the kitchen space.
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters.
• Both Add outdoor lighting — Outdoor lighting can enhance the home's curb appeal and safety at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms. ↑
• Both Add backsplash in kitchen — A backsplash can add functionality and style to the kitchen space. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add outdoor lighting — Outdoor lighting can enhance the home's curb appeal and safety at night. ↑

ⓘ 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

• Census place: Crandall, TX
• 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

-8.8% since first listed

4 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-05-11 Pending — NTREIS
• 2026-05-01 Price Changed $259,990 NTREIS
• 2026-04-28 Listed $284,990 NTREIS