Bellflower Plan · Waxahachie, TX 75165

$519,990

4 bd · 3.5 ba · 3,527 sqft · SingleFamily · 825 Days on market

Good condition

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bellflower is a thoughtfully designed two-story home that combines open-concept living with flexible spaces to fit your lifestyle. With four spacious bedrooms and three and a half bathrooms, this plan offers room to grow and the comfort of intentional design in every detail. At the heart of the home, an open kitchen and family room create a welcoming space for everyday living and effortless entertaining. A dedicated study at the front of the home provides a quiet retreat for work or creativity, while the flexible dining room can easily transform into a private media room - whatever suits your needs. Upstairs, a large game room anchors the secondary bedrooms, giving everyone their own space to relax and recharge. The primary suite is a true sanctuary with a spa-inspired bath and an oversized walk-in closet. Designed with Bloomfield Homes' signature blend of function and style, the Bellflower offers modern convenience, timeless appeal, and the flexibility to make it your own.

Key facts

• 2 garage spots
• Listed 825 days

🏗️ New construction. The $519,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $537,209.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $520k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $511k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $447k (14.1% below list).
• Recommended offer: $447k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Waxahachie — 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 78/100 on livability (#71 in TX, #2,592 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: commute F.
• Waxahachie ISD (suburban): math 45% / reading 44% proficiency, ranked #253 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Felty El (math 60% / reading 50%, grade C, #602 of 4,322 statewide, top 14%, 570 students, 34% FRL); Howard J H (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 758 students, 49% FRL); Waxahachie H S (math 38% / reading 46%, grade F, #730 of 1,632 statewide, top 47%, 2,963 students, 45% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 865 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• At $4,467/mo this rent would consume 62% of the median local household income ($86k/yr) (locally 1365% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 825 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $446,671 (14.1% 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 825 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $537,209
• List price: $519,990
• Delta: -3.21%
• 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
635 Sirius Dr	0.16mi	4/3.5	3,435 (-3%)	9mo	$543,522	$158	81
162 Morning Light Ln	0.13mi	5/4.0 (+1)	3,532 (+0%)	8mo	$534,900	$151	80
628 Sirius Dr	0.20mi	5/4.0 (+1)	3,479 (-1%)	3mo	$534,651	$154	79
643 Sirius Dr	0.14mi	5/4.0 (+1)	3,695 (+5%)	8mo	$535,990	$145	72
621 Sagebrush Ln	0.24mi	4/3.0	3,285 (-7%)	6mo	$525,292	$160	71
195 Memory Ln	0.21mi	5/4.0 (+1)	3,696 (+5%)	9mo	$535,036	$145	68
127 Tetrad Cir	0.44mi	4/3.5	3,736 (+6%)	8mo	$644,508	$173	63
523 Stillwater Dr	0.47mi	4/3.0	3,245 (-8%)	3mo	$499,900	$154	60
1080 Broadhead Rd	0.35mi	4/3.0	3,057 (-13%)	12mo	$999,999	$327	49
533 Hay Meadow Dr	0.41mi	4/2.5	3,020 (-14%)	8mo	$430,000	$142	46
208 Arborside Dr	0.68mi	5/3.5 (+1)	3,269 (-7%)	10mo	$449,900	$138	43
309 Western Sky Ln	0.59mi	4/3.0	3,046 (-14%)	6mo	$415,000	$136	43

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-96,887
• Equity at exit: $80,100

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-91,703
• Equity at exit: $46,448

Cash invested: $150,419 (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 75165

• Home prices YoY: -24.5%
• Rents YoY: 3.4%
• Active inventory: 865
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,467 medium
• Mortgage (P&I): −$2,817
• Tax est. 1.5%: −$672 /mo · $8,058/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $-184

Break-even live

Break-even rent $4,699

Max offer price $510,609

Occupancy floor 99%

Sensitivity live

Price	-10% $187	-5% $2	+0% $-184	+5% $-369	+10% $-555
Rent	-10% $-537	-5% $-360	+0% $-184	+5% $-7	+10% $169
Rate	-1.0pp $87	-0.5pp $-47	base $-184	+0.5pp $-323	+1.0pp $-465

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: $134,302
• Closing costs: $16,116
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Wheatland Ter Waxahachie, TX	4.0	2.5	2602	$3,000	$1.15	45d	1	0.66mi
213 Nocona Dr Waxahachie, TX	5.0	2.0	2516	$9,750	$3.88	45d	1	0.95mi
508 Bush Ave Waxahachie, TX	5.0	3.5	3269	$3,750	$1.15	21d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $519,990 Active 825 DOM
2. 2026-06-18
   days on market $519,990 Active 822 DOM
3. 2026-06-17
   days on market $519,990 Active 821 DOM
4. 2026-06-16
   days on market $519,990 Active 820 DOM
5. 2026-06-15
   days on market $519,990 Active 819 DOM
6. 2026-06-13
   days on market $519,990 Active 817 DOM
7. 2026-06-13
   days on market $519,990 Active 816 DOM
8. 2026-06-09
   days on market $519,990 Active 813 DOM
9. 2026-06-08
   days on market $519,990 Active 812 DOM
10. 2026-06-07
    days on market $519,990 Active 811 DOM
11. 2026-06-04
    days on market $519,990 Active 808 DOM
12. 2026-06-03
    days on market $519,990 Active 807 DOM
13. 2026-06-02
    days on market $519,990 Active 806 DOM
14. 2026-06-02
    price $519,990 Active 805 DOM
15. 2026-06-01
    days on market $540,990 Active 805 DOM
16. 2026-05-31
    days on market $540,990 Active 804 DOM
17. 2025-12-09
    price $540,990 992-char remark

    Show marketing remark (992 chars)

    The Bellflower is a thoughtfully designed two-story home that combines open-concept living with flexible spaces to fit your lifestyle. With four spacious bedrooms and three and a half bathrooms, this plan offers room to grow and the comfort of intentional design in every detail. At the heart of the home, an open kitchen and family room create a welcoming space for everyday living and effortless entertaining. A dedicated study at the front of the home provides a quiet retreat for work or creativity, while the flexible dining room can easily transform into a private media room - whatever suits your needs. Upstairs, a large game room anchors the secondary bedrooms, giving everyone their own space to relax and recharge. The primary suite is a true sanctuary with a spa-inspired bath and an oversized walk-in closet. Designed with Bloomfield Homes' signature blend of function and style, the Bellflower offers modern convenience, timeless appeal, and the flexibility to make it your own.

18. 2024-04-11
    status Active 992-char remark

    Show marketing remark (992 chars)

    The Bellflower is a thoughtfully designed two-story home that combines open-concept living with flexible spaces to fit your lifestyle. With four spacious bedrooms and three and a half bathrooms, this plan offers room to grow and the comfort of intentional design in every detail. At the heart of the home, an open kitchen and family room create a welcoming space for everyday living and effortless entertaining. A dedicated study at the front of the home provides a quiet retreat for work or creativity, while the flexible dining room can easily transform into a private media room - whatever suits your needs. Upstairs, a large game room anchors the secondary bedrooms, giving everyone their own space to relax and recharge. The primary suite is a true sanctuary with a spa-inspired bath and an oversized walk-in closet. Designed with Bloomfield Homes' signature blend of function and style, the Bellflower offers modern convenience, timeless appeal, and the flexibility to make it your own.

19. 2024-04-01
    historical 992-char remark

    Show marketing remark (992 chars)

    The Bellflower is a thoughtfully designed two-story home that combines open-concept living with flexible spaces to fit your lifestyle. With four spacious bedrooms and three and a half bathrooms, this plan offers room to grow and the comfort of intentional design in every detail. At the heart of the home, an open kitchen and family room create a welcoming space for everyday living and effortless entertaining. A dedicated study at the front of the home provides a quiet retreat for work or creativity, while the flexible dining room can easily transform into a private media room - whatever suits your needs. Upstairs, a large game room anchors the secondary bedrooms, giving everyone their own space to relax and recharge. The primary suite is a true sanctuary with a spa-inspired bath and an oversized walk-in closet. Designed with Bloomfield Homes' signature blend of function and style, the Bellflower offers modern convenience, timeless appeal, and the flexibility to make it your own.

20. 2024-03-08
    listed $523,990 Active 992-char remark

    Show marketing remark (992 chars)

    The Bellflower is a thoughtfully designed two-story home that combines open-concept living with flexible spaces to fit your lifestyle. With four spacious bedrooms and three and a half bathrooms, this plan offers room to grow and the comfort of intentional design in every detail. At the heart of the home, an open kitchen and family room create a welcoming space for everyday living and effortless entertaining. A dedicated study at the front of the home provides a quiet retreat for work or creativity, while the flexible dining room can easily transform into a private media room - whatever suits your needs. Upstairs, a large game room anchors the secondary bedrooms, giving everyone their own space to relax and recharge. The primary suite is a true sanctuary with a spa-inspired bath and an oversized walk-in closet. Designed with Bloomfield Homes' signature blend of function and style, the Bellflower offers modern convenience, timeless appeal, and the flexibility to 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: $53,601
• − Mortgage interest: −$30,092
• − Property taxes: −$8,058
• − Insurance: −$2,686
• − Repairs & maintenance: −$4,288
• − Management: −$4,288
• − Depreciation: −$15,628
• Taxable loss: −$11,440
• Est. tax savings @ 24.0%: +$2,746
• After-tax cash flow: $540/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 None rehab

This two-story home in Waxahachie, TX, is in excellent condition with a good condition score of 80. It features a modern kitchen, three and a half bathrooms, and a well-maintained exterior. The home is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value.
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers.
• Both Updating light fixtures — Modern light fixtures can improve both the aesthetic and functionality of the home.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers. ↑
• Both Updating light fixtures — Modern light fixtures can improve both the aesthetic and functionality of the home. ↑

ⓘ 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: Waxahachie ISD
• NCES district ID: 4844730
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $59,434
• Composite: 39.14/100
• National rank: #4034
• State rank: #253 of 826 in TX

Livability — Waxahachie

• Score: 78/100
• State rank: #71
• US rank: #2592

Category grades

Amenities C Commute F Cost of living A+ Crime B Employment A- Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ellis County · 199,237 people
• City population: 67,417
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,513
• Household income: $86,391
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1365.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 26% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.58%
• Current HPI: 255.0247
• Rent YoY: ▲ 3.40%
• 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

+3.2% since first listed

4 events — show timeline

• 2025-12-09 Price Changed $540,990 Zillow
• 2024-04-11 Relisted — Zillow
• 2024-04-01 Delisted — Zillow
• 2024-03-08 Listed $523,990 Zillow