2601 Creswick Dr · Mansfield, TX 76084

$435,000

4 bd · 2.0 ba · 2,191 sqft · SingleFamily public records · 1 Days on market

Built 2020 8,451 sqft lot Est $482k · 10% under $79/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 +11.9/15.0
• Appreciation +8.7/10.0
• Cash flow +6.5/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Introducing a captivating residence nestled within the highly coveted Somerset neighborhood, this 3-bedroom, 2-bathroom traditional home epitomizes elegance and comfort. Boasting a charming brick and stone exterior on a corner lot. The neutral interior palette, provides the perfect canvas for personalized décor. Home office adds versatility to the floor plan, catering to a modern lifestyle. A modern kitchen awaits, complete with stainless appliances, ample storage, and sleek quartz countertops. The living area is bathed in natural light and features a family hub. The luxurious primary suite features a spa-like ensuite bathroom, offering a serene retreat. Additional bedrooms are generously sized. Natural gas hookup on patio for grill. Residents of Somerset enjoy access to a community pool, amenity center, walking trails, and serene lakes with fountains, enhancing the quality of life in this idyllic neighborhood. Conveniently located near major highways. Schedule a showing today!

Key facts

• Quartz countertops
• Open concept kitchen
• 5 burner gas cooktop

Tags

• OPEN CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• BLANCO SINK
• DOUBLE OVENS
• 5 BURNER GAS COOKTOP
• BUILT IN OFFICE NOOK

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool, park, playground, jogging/bike path, fishing, and sidewalks
• Financial info: Listing treats loan as clear; no second mortgage indicated
• HOA & community: Mandatory homeowners association with annual fee; HOA fee covers full use of facilities, grounds maintenance, and management fees; HOA managed by FirstService Residential

Exterior

• Parking: Attached 2-car garage with two covered spaces; Garage has 2 single doors (side-by-side), garage door opener, inside entrance, kitchen-level access; Garage dimensions approximately 20' wide x 20' deep with 7' height
• Security: Owned security system with burglar alarm; Audio and video surveillance devices present
• Utilities: City water and city sewer; Individual gas and water meters; Underground utilities, sidewalks, curbs, concrete streets; Community mailbox
• Home design: Single-family residence; One-story; Built in 2020; Composition roof; Not attached to other properties
• Construction: Brick and rock/stone exterior; Slab foundation
• Exterior features: Covered rear porch and covered porches; Gutters; Wood fencing in back yard; Large backyard with grass, landscaped, sprinkler system; Corner lot; Subdivision setting

Interior

• Kitchen: Gas cooktop, double oven, microwave; Dishwasher and disposal; Kitchen island, breakfast bar, built-in cabinets, pantry; Water line to refrigerator and plumbed for gas in kitchen; Natural stone/granite countertops
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Two additional bedrooms on main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms; Primary bath with dual sinks, separate shower, garden tub, built-in cabinets, linen closet, and natural stone/granite surfaces
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans
• Interior features: Open floorplan with decorative lighting and built-in features; Eat-in kitchen with kitchen island and pantry; High-speed internet available and cable TV available; Window coverings
• Laundry & utility: Separate utility room with sink; Full-size washer/dryer area with electric dryer hookup and washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-733 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (25.4% below list).
• Recommended offer: $305k (29.8% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.8% in Mansfield — 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 72/100 on livability (#243 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Mansfield ISD (suburban): math 47% / reading 53% proficiency, ranked #125 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brenda Norwood El (647 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 426 active listings in the ZIP; 6 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; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).
• This rent runs 38% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($3k loan paydown + $32k appreciation (7.3% local appreciation)).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,489 (29.8% 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 A-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. 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: 0.75% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $482,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2215 Birch St	0.19mi	4/2.5	2,230 (+2%)	6mo	$524,990	$235	81
2807 Durham Dr	0.08mi	4/3.0	2,090 (-5%)	7mo	$420,000	$201	79
2608 Acton Dr	0.38mi	4/3.0	2,253 (+3%)	1mo	$522,990	$232	73
2208 Birch St	0.21mi	4/2.5	2,367 (+8%)	2mo	$599,990	$253	73
2418 Melrose Dr	0.39mi	4/3.0	2,098 (-4%)	7mo	$445,000	$212	65
2114 Redding Dr	0.64mi	4/3.0	2,253 (+3%)	1mo	$493,990	$219	61
2001 Windsor Ter	0.57mi	3/2.0 (-1)	2,112 (-4%)	9mo	$474,990	$225	55
1913 Windsor	0.58mi	3/2.5 (-1)	2,350 (+7%)	1mo	$499,900	$213	53
2117 Pennywell Dr	0.66mi	4/2.0	2,038 (-7%)	8mo	$449,000	$220	51
2408 Hagen Dr	0.37mi	3/3.0 (-1)	2,519 (+15%)	7mo	$518,990	$206	43
2105 Wexley Dr	0.57mi	3/2.5 (-1)	2,435 (+11%)	8mo	$549,900	$226	42
3412 Woodford Dr	0.62mi	5/2.5 (+1)	2,517 (+15%)	7mo	$473,000	$188	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.32% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.92×
• Total profit: $112,060
• Equity at exit: $310,598

10-year hold

• IRR: 13.0%
• Equity multiple: 3.93×
• Total profit: $356,426
• Equity at exit: $598,481

Cash invested: $121,800 (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 76084

• Home prices YoY: 2.1%
• Rents YoY: 2.4%
• Active inventory: 426
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,245 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$756 /mo · $9,067/yr
• Insurance: −$181
• HOA: −$79
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-733

Break-even live

Break-even rent $4,173

Max offer price $305,489

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Birch St Mansfield, TX	4.0	3.0	2593	$3,399	$1.31	24d	1	0.67mi
2614 High Bluff Dr Mansfield, TX	4.0	3.0	2852	$3,600	$1.26	12d	1	1.10mi
3724 Twin Pines Dr Midlothian, TX	4.0	3.0	2389	$3,200	$1.34	24d	1	1.30mi
3722 Autumncrest St Midlothian, TX	4.0	3.0	2457	$3,100	$1.26	7d	1	1.31mi
2309 Lannister St Mansfield, TX	4.0	2.0	2174	$3,300	$1.52	43d	1	1.38mi
3668 Walnut Ridge Dr Midlothian, TX	4.0	3.0	2654	$3,300	$1.24	43d	1	1.44mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: gaspool

Listing history 2 events

1. 2026-06-17
   remarks 675-char remark
2. 2026-06-17
   listed $435,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $9,067 · $756/mo
• Projected year-2 tax: $9,067 · $756/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,946
• − Mortgage interest: −$24,367
• − Property taxes: −$9,067
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − HOA: −$948
• − Depreciation: −$12,655
• Taxable loss: −$16,497
• Est. tax savings @ 24.0%: +$3,959
• After-tax cash flow: $-4,838/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.

Schools (NCES district)

• District: Mansfield ISD
• NCES district ID: 4828920
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $81,934
• Composite: 45.82/100
• National rank: #2558
• State rank: #125 of 826 in TX

Livability — Mansfield

• Score: 72/100
• State rank: #243
• US rank: #5833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, TX
• County: Johnson County · 147,987 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,097
• Household income: $102,115
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 70.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 24% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 355.74
• Rent YoY: ▲ 2.39%
• 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

+3.6% since first listed

6 events — show timeline

• 2026-06-17 Listed $435,000 NTREIS
• 2024-07-02 Sold (Public Records) — Public Records
• 2024-07-01 Sold (MLS) — NTREIS
• 2024-06-16 Pending — NTREIS
• 2024-06-11 Contingent — NTREIS
• 2024-06-05 Listed $419,900 NTREIS

Property tax history

+46.1%/yr

Latest (2025): $9,067 · -7.7% YoY. Source: county tax records.