2339 Buffalo Bayou Way · Crandall, TX 75114

$275,880

4 bd · 2.0 ba · 1,689 sqft · SingleFamily · 113 Days on market

Built 2026 Excellent condition 6,250 sqft lot 2-car garage $163/sqft · at area comps Est $290k · at est. $42/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 +9.7/15.0
• Cash flow +8.8/30.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Hutto at 2339 Buffalo Bayou Way in River Ridge! This new home welcomes you with a foyer that opens to three secondary bedrooms, a full bathroom, a laundry room, and convenient garage entry. The kitchen features a center island and a walk-in pantry and flows easily into the dining area and great room, creating a comfortable space for everyday living. From here, you can step outside and enjoy the covered patio. The primary suite is tucked toward the back of the home and offers a private retreat with an en-suite bath and a large walk-in closet. Crandall, TX offers wide open spaces and a friendly, close-knit feel. At River Ridge, enjoy distinctive homes, beautiful streetscapes, and great amenities. Spend time at the amenity center, relax by the resort-style pool, let kids play at the playground, or fish at the stocked pond. With easy access to 175, Dallas and Kaufman are just minutes away. Additional Highlights Include: GE energy star refrigerator, GE top load washer and dryer, gas drop at patio, and whole house blinds. Photos are for representative purposes only.

Key facts

• 6,250 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.9% below list).
• Recommended offer: $218k (20.9% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 113 days — a 9% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $218,140 (20.9% 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 113 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $289,932
• List price: $275,880
• Delta: -4.85%
• 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
1553 Coldwater Way	0.22mi	3/2.0 (-1)	1,659 (-2%)	1mo	$270,156	$163	81
2521 Canadian Way	0.16mi	3/2.0 (-1)	1,621 (-4%)	0mo	$264,990	$163	80
2526 Canadian Way	0.19mi	3/2.0 (-1)	1,621 (-4%)	0mo	$269,990	$167	79
2529 Canadian Way	0.20mi	4/2.0	1,805 (+7%)	0mo	$269,990	$150	79
2530 Canadian Way	0.21mi	3/2.0 (-1)	1,621 (-4%)	0mo	$254,990	$157	78
2533 Canadian Way	0.22mi	3/2.0 (-1)	1,621 (-4%)	1mo	$269,990	$167	77
2317 Buffalo Bayou Way	0.10mi	3/2.0 (-1)	1,507 (-11%)	2mo	$256,880	$170	71
1556 Coldwater Way	0.19mi	3/2.0 (-1)	1,833 (+8%)	1mo	$287,041	$157	71
1564 Coldwater Way	0.20mi	3/2.0 (-1)	1,833 (+8%)	2mo	$290,841	$159	70
2536 Canadian Way	0.24mi	4/2.0	1,893 (+12%)	1mo	$264,990	$140	68
3520 Fox Valley Ln	0.50mi	4/2.0	1,902 (+13%)	1mo	$266,349	$140	55
1305 Thicket Ave	0.67mi	3/2.0 (-1)	1,801 (+7%)	2mo	$259,999	$144	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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-58,991
• Equity at exit: $41,135

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-69,602
• Equity at exit: $23,853

Cash invested: $77,246 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 60 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $290,841 ($154/sqft)
• Median days on market: 23 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +11.5% 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: $2,181 high
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$42
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-225

Break-even live

Break-even rent $2,467

Max offer price $243,288

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-130	+0% $-225	+5% $-321	+10% $-416
Rent	-10% $-398	-5% $-311	+0% $-225	+5% $-139	+10% $-53
Rate	-1.0pp $-86	-0.5pp $-155	base $-225	+0.5pp $-297	+1.0pp $-369

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: $68,970
• Closing costs: $8,276
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N 4th St Crandall, TX	3.0	1.0	1222	$1,800	$1.47	7d	1	0.93mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	93d	1	0.94mi
307 E Trunk St Crandall, TX	3.0	2.0	1568	$2,200	$1.40	21d	1	0.95mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0–2.5	1533	$2,606	$1.70	0d	6	1.07mi
639 Comal Dr Crandall, TX	3.0	2.0	1812	$2,295	$1.27	14d	1	1.11mi
686 Navasota Dr Crandall, TX	3.0	2.0	1869	$2,150	$1.15	9d	1	1.16mi
319 Pecos Dr Crandall, TX	3.0	2.0	1560	$1,965	$1.26	2d	1	1.22mi
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	43d	1	1.26mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,750	$1.29	41d	1	1.29mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	74d	1	1.35mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,645	$1.30	38d	1	1.35mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,579	$1.10	32d	1	1.35mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	48d	1	1.37mi
2014 Serval Ln Crandall, TX	3.0	2.0	1613	$2,545	$1.58	2d	1	1.38mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	43d	1	1.40mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	93d	1	1.40mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	93d	1	1.41mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	93d	1	1.41mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	93d	1	1.44mi
2983 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,649	$1.15	23d	1	1.46mi
3702 Haydon Hill Rd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	1.47mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	37d	1	1.48mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	40d	1	1.48mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	1.49mi

Property features AI

Finance

• Other: Community features include community pool, sidewalks, curbs, fishing, greenbelt, jogging/bike paths, lake, park, and playground
• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOAAnnual HOA feeHOA covers full use of facilities, grounds maintenance, structure maintenance, and management feesHOA managed by Neighborhood Mgmt Inc.

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spacesDrivewayGarage faces front
• Security: PrewiredSmoke detectorsCarbon monoxide detector(s)Fire alarm
• Utilities: City waterCity sewerElectricity connectedUnderground utilities
• Home design: Single family residenceResidential propertyOne storyNew construction (incomplete)Smart home features available
• Construction: Built in 2026Brick and siding exteriorComposition roofSlab foundation
• Exterior features: Covered porch(es)Covered patio/porchGuttersWood fencingLandscaped yardSprinkler systemInterior lotSubdivision setting

Interior

• Kitchen: DishwasherDisposalElectric ovenGas rangePlumbed for gas in kitchenVented exhaust fanKitchen islandPantryEat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level)Primary bedroom on the main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airNatural gas heating
• Interior features: Open floorplanDouble vanityEat-in kitchenKitchen islandPantryOne living areaOne dining area10 total roomsLevels: One
• Laundry & utility: Full size washer/dryer areaWasher hookupElectric dryer hookupUtility roomTankless water heater

HOA detail $42/mo · $504/yr

• Likely covers: gaspool

Listing history 50 events

1. 2026-08-08
   days on market $275,880 Active 113 DOM
2. 2026-08-06
   days on market $275,880 Active 111 DOM
3. 2026-08-05
   days on market $275,880 Active 110 DOM
4. 2026-08-04
   days on market $275,880 Active 109 DOM
5. 2026-08-03
   days on market $275,880 Active 108 DOM
6. 2026-07-31
   days on market $275,880 Active 105 DOM
7. 2026-07-30
   days on market $275,880 Active 104 DOM
8. 2026-07-30
   days on market $275,880 Active 103 DOM
9. 2026-07-28
   days on market $275,880 Active 102 DOM
10. 2026-07-26
    days on market $275,880 Active 100 DOM
11. 2026-07-24
    days on market $275,880 Active 98 DOM
12. 2026-07-23
    days on market $275,880 Active 97 DOM
13. 2026-07-22
    days on market $275,880 Active 96 DOM
14. 2026-07-21
    days on market $275,880 Active 95 DOM
15. 2026-07-20
    days on market $275,880 Active 94 DOM
16. 2026-07-18
    days on market $275,880 Active 92 DOM
17. 2026-07-18
    days on market $275,880 Active 91 DOM
18. 2026-07-16
    days on market $275,880 Active 90 DOM
19. 2026-07-15
    days on market $275,880 Active 89 DOM
20. 2026-07-14
    days on market $275,880 Active 88 DOM
21. 2026-07-13
    days on market $275,880 Active 87 DOM
22. 2026-07-13
    days on market $275,880 Active 86 DOM
23. 2026-07-11
    days on market $275,880 Active 85 DOM
24. 2026-07-10
    days on market $275,880 Active 84 DOM
25. 2026-07-09
    days on market $275,880 Active 83 DOM
26. 2026-07-07
    days on market $275,880 Active 81 DOM
27. 2026-07-06
    days on market $275,880 Active 80 DOM
28. 2026-07-06
    days on market $275,880 Active 79 DOM
29. 2026-07-05
    days on market $275,880 Active 78 DOM
30. 2026-07-03
    days on market $275,880 Active 77 DOM
31. 2026-07-02
    price $275,880 Active 76 DOM
32. 2026-07-02
    days on market $278,880 Active 76 DOM
33. 2026-07-01
    days on market $278,880 Active 75 DOM
34. 2026-06-30
    days on market $278,880 Active 74 DOM
35. 2026-06-29
    days on market $278,880 Active 73 DOM
36. 2026-06-28
    pricedays on market $278,880 Active 72 DOM
37. 2026-06-26
    days on market $275,880 Active 70 DOM
38. 2026-06-24
    days on market $275,880 Active 68 DOM
39. 2026-06-22
    days on market $275,880 Active 66 DOM
40. 2026-06-21
    days on market $275,880 Active 65 DOM
41. 2026-06-18
    days on market $275,880 Active 62 DOM
42. 2026-06-17
    days on market $275,880 Active 61 DOM
43. 2026-06-16
    days on market $275,880 Active 60 DOM
44. 2026-06-15
    days on market $275,880 Active 59 DOM
45. 2026-06-13
    days on market $275,880 Active 57 DOM
46. 2026-06-09
    days on market $275,880 Active 53 DOM
47. 2026-06-08
    days on market $275,880 Active 52 DOM
48. 2026-06-07
    days on market $275,880 Active 51 DOM
49. 2026-06-04
    days on market $275,880 Active 48 DOM
50. 2026-06-03
    days on market $275,880 Active 47 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: $26,177
• − Mortgage interest: −$15,454
• − Property taxes: −$4,138
• − Insurance: −$1,379
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$504
• − Depreciation: −$8,026
• Taxable loss: −$7,512
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-900/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 · 1 photo

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and no visible repairs needed. Landscaping and interior paint touch-ups would further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh look and adds value ↑

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

• Census place: Crandall, TX
• 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

Property features AI

Finance

• Other: Community features include community pool, sidewalks, curbs, fishing, greenbelt, jogging/bike paths, lake, park, and playground
• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOAAnnual HOA feeHOA covers full use of facilities, grounds maintenance, structure maintenance, and management feesHOA managed by Neighborhood Mgmt Inc.

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spacesDrivewayGarage faces front
• Security: PrewiredSmoke detectorsCarbon monoxide detector(s)Fire alarm
• Utilities: City waterCity sewerElectricity connectedUnderground utilities
• Home design: Single family residenceResidential propertyOne storyNew construction (incomplete)Smart home features available
• Construction: Built in 2026Brick and siding exteriorComposition roofSlab foundation
• Exterior features: Covered porch(es)Covered patio/porchGuttersWood fencingLandscaped yardSprinkler systemInterior lotSubdivision setting

Interior

• Kitchen: DishwasherDisposalElectric ovenGas rangePlumbed for gas in kitchenVented exhaust fanKitchen islandPantryEat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level)Primary bedroom on the main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airNatural gas heating
• Interior features: Open floorplanDouble vanityEat-in kitchenKitchen islandPantryOne living areaOne dining area10 total roomsLevels: One
• Laundry & utility: Full size washer/dryer areaWasher hookupElectric dryer hookupUtility roomTankless water heater

Price history

+1.1% since first listed

3 events — show timeline

• 2026-06-26 Price Changed $278,880 NTREIS
• 2026-04-17 Listed $275,880 NTREIS
• 2026-04-08 Listed $275,880 Zillow