Plan 2062 Plan · Heartland, TX 75114

$279,990

4 bd · 2.0 ba · 2,062 sqft · SingleFamily · 451 Days on market

Good condition ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Flex Space * Walk-in closet at primary suite * Dual-sink vanity at primary bath * Front porch * Smart thermostat * Tankless water heater * Kitchen island * Granite kitchen countertops * Spacious great room * Den * WaterSense® labeled faucets * ENERGY STAR® certified home * Master-planned community * Fishing dock * Swimming pools * Sports courts * Fitness center * Dog park

Key facts

• Spacious great room
• Front porch
• Kitchen island

Tags

• FRONT PORCH
• SMART THERMOSTAT
• TANKLESS WATER HEATER
• KITCHEN ISLAND
• GRANITE KITCHEN COUNTERTOPS
• SPACIOUS GREAT ROOM

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $392,358.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-659 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (7.2% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: Barbara Walker El (math 35% / reading 36%, grade F, #1,946 of 4,322 statewide, top 45%, 663 students, 67% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 956 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $12k 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 451 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,391 (12.0% 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 451 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.20%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $392,358
• List price: $279,990
• Delta: -28.64%
• 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
3821 Maize Ave	0.06mi	3/2.0 (-1)	2,054 (-0%)	0mo	$412,960	$201	91
4105 Buffalo Grass Trl	0.22mi	4/2.0	2,062 (0%)	1mo	$313,895	$152	89
3946 Bison Ln	0.19mi	4/2.0	2,004 (-3%)	0mo	$269,900	$135	86
3721 Blooming Prairie Dr	0.13mi	4/2.0	1,888 (-8%)	1mo	$299,622	$159	79
3009 Finney St	0.29mi	4/2.5	2,203 (+7%)	1mo	$346,990	$158	72
3953 Avendale	0.34mi	4/2.0	1,896 (-8%)	2mo	$319,990	$169	69
3818 Noblewood Dr	0.17mi	3/2.0 (-1)	1,857 (-10%)	2mo	$335,000	$180	69
3537 Hank Dr	0.36mi	3/2.5 (-1)	1,845 (-10%)	0mo	$289,990	$157	58
2921 Bronte Blvd	0.53mi	4/2.5	1,880 (-9%)	1mo	$219,999	$117	57
3723 Jade Ln	0.51mi	3/2.5 (-1)	2,202 (+7%)	1mo	$324,999	$148	57
3920 Bison Ln	0.21mi	5/3.0 (+1)	2,370 (+15%)	1mo	$389,990	$165	55
3104 Kirby Ln	0.51mi	3/2.0 (-1)	1,839 (-11%)	0mo	$274,000	$149	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: -28.8%
• Equity multiple: 0.04×
• Total profit: $-105,533
• Equity at exit: $58,502

10-year hold

• IRR: -28.6%
• Equity multiple: -0.33×
• Total profit: $-145,811
• Equity at exit: $33,924

Cash invested: $109,860 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 216 active · 66 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $331,990 ($161/sqft)
• Median days on market: 62 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +18.2% 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: 9.0×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$2,058
• Tax est. 1.5%: −$490 /mo · $5,885/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-659

Break-even live

Break-even rent $3,432

Max offer price $296,951

Occupancy floor —

Sensitivity live

Price	-10% $-388	-5% $-524	+0% $-659	+5% $-795	+10% $-930
Rent	-10% $-865	-5% $-762	+0% $-659	+5% $-557	+10% $-454
Rate	-1.0pp $-462	-0.5pp $-560	base $-659	+0.5pp $-761	+1.0pp $-864

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: $98,090
• Closing costs: $11,771
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 Walnut Creek Dr Crandall, TX	4.0	3.0	2370	$3,100	$1.31	0d	1	0.16mi
3011 Temple Gate Ct Crandall, TX	5.0	3.0	2730	$3,300	$1.21	43d	1	0.34mi
3630 Pendleton Ct Forney, TX	4.0	3.0	2334	$2,800	$1.20	3d	1	0.35mi
3811 Thomas Plns Dr Crandall, TX	4.0	3.0	2728	$2,600	$0.95	37d	1	0.36mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	92d	1	0.40mi
3221 Sioux Trl Crandall, TX	4.0	2.0	1672	$2,450	$1.47	28d	1	0.41mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2232	$3,100	$1.39	17d	1	0.42mi
3226 Sioux Trl Crandall, TX	4.0	3.0	2403	$3,100	$1.29	43d	1	0.42mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	31d	1	0.43mi
3936 Bellingham Ln Forney, TX	4.0	2.0	1938	$2,100	$1.08	32d	1	0.43mi
3120 Providence Pl Crandall, TX	3.0	2.5	1746	$2,200	$1.26	23d	1	0.47mi
3903 Pioneer Dr Forney, TX	4.0	2.0	1754	$2,350	$1.34	35d	1	0.47mi
2915 Acacia Dr Forney, TX	4.0	2.5	1982	$2,400	$1.21	8d	1	0.49mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	53d	1	0.50mi
3750 Honey Daisy Dr Crandall, TX	4.0	3.5	2885	$2,675	$0.93	37d	1	0.50mi
3750 Honey Daisy Dr Crandall, TX	4.0	3.5	2885	$2,750	$0.95	59d	1	0.50mi
3750 Honey Daisy Dr Crandall, TX	4.0	3.5	2885	$2,675	$0.93	43d	1	0.50mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	92d	1	0.52mi
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	92d	1	0.55mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	92d	1	0.55mi
1955 Quartz Trl Forney, TX	3.0	2.0	1717	$2,000	$1.16	4d	1	0.55mi
3140 Blacksmith Ln Forney, TX	4.0	2.0	1790	$2,300	$1.28	31d	1	0.57mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,350	$1.43	41d	1	0.66mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	64d	1	0.72mi
3909 Chesapeake Ln Forney, TX	3.0	2.0	1750	$2,300	$1.31	12d	1	0.74mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	70d	1	0.76mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	68d	1	0.77mi
3948 Mercedes Bnd Forney, TX	5.0	3.0	2892	$2,700	$0.93	41d	1	0.80mi
4005 Indian Paintbrush Ln Forney, TX	4.0	2.5	2866	$2,700	$0.94	62d	1	0.80mi
4115 Indian Paintbrush Ln Forney, TX	4.0	3.0	2280	$2,275	$1.00	20d	1	0.85mi
3101 Buckthorn St Forney, TX	3.0	2.0	1437	$2,150	$1.50	38d	1	0.86mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	73d	1	0.88mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	92d	1	0.89mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	73d	1	0.90mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	73d	1	0.90mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	73d	1	0.92mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	73d	1	0.93mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	73d	1	0.94mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	92d	1	0.96mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	73d	1	0.96mi

Listing history 50 events

1. 2026-08-08
   days on market $279,990 Active 451 DOM
2. 2026-08-06
   days on market $279,990 Active 449 DOM
3. 2026-08-05
   days on market $279,990 Active 448 DOM
4. 2026-08-04
   days on market $279,990 Active 447 DOM
5. 2026-08-03
   days on market $279,990 Active 446 DOM
6. 2026-07-31
   days on market $279,990 Active 443 DOM
7. 2026-07-30
   days on market $279,990 Active 442 DOM
8. 2026-07-30
   days on market $279,990 Active 441 DOM
9. 2026-07-28
   days on market $279,990 Active 440 DOM
10. 2026-07-26
    days on market $279,990 Active 438 DOM
11. 2026-07-24
    days on market $279,990 Active 436 DOM
12. 2026-07-23
    days on market $279,990 Active 435 DOM
13. 2026-07-22
    days on market $279,990 Active 434 DOM
14. 2026-07-21
    days on market $279,990 Active 433 DOM
15. 2026-07-20
    days on market $279,990 Active 432 DOM
16. 2026-07-18
    days on market $279,990 Active 430 DOM
17. 2026-07-18
    days on market $279,990 Active 429 DOM
18. 2026-07-16
    days on market $279,990 Active 428 DOM
19. 2026-07-15
    days on market $279,990 Active 427 DOM
20. 2026-07-14
    days on market $279,990 Active 426 DOM
21. 2026-07-13
    days on market $279,990 Active 425 DOM
22. 2026-07-13
    days on market $279,990 Active 424 DOM
23. 2026-07-11
    days on market $279,990 Active 423 DOM
24. 2026-07-10
    days on market $279,990 Active 422 DOM
25. 2026-07-09
    pricedays on market $279,990 Active 421 DOM
26. 2026-07-07
    days on market $289,990 Active 419 DOM
27. 2026-07-06
    days on market $289,990 Active 418 DOM
28. 2026-07-06
    days on market $289,990 Active 417 DOM
29. 2026-07-05
    days on market $289,990 Active 416 DOM
30. 2026-07-03
    days on market $289,990 Active 415 DOM
31. 2026-07-02
    days on market $289,990 Active 414 DOM
32. 2026-07-01
    days on market $289,990 Active 413 DOM
33. 2026-06-30
    days on market $289,990 Active 412 DOM
34. 2026-06-29
    days on market $289,990 Active 411 DOM
35. 2026-06-28
    days on market $289,990 Active 410 DOM
36. 2026-06-26
    days on market $289,990 Active 408 DOM
37. 2026-06-24
    days on market $289,990 Active 406 DOM
38. 2026-06-22
    days on market $289,990 Active 404 DOM
39. 2026-06-21
    days on market $289,990 Active 403 DOM
40. 2026-06-18
    days on market $289,990 Active 400 DOM
41. 2026-06-17
    days on market $289,990 Active 399 DOM
42. 2026-06-16
    days on market $289,990 Active 398 DOM
43. 2026-06-15
    days on market $289,990 Active 397 DOM
44. 2026-06-13
    days on market $289,990 Active 395 DOM
45. 2026-06-09
    days on market $289,990 Active 391 DOM
46. 2026-06-08
    days on market $289,990 Active 390 DOM
47. 2026-06-07
    days on market $289,990 Active 389 DOM
48. 2026-06-04
    days on market $289,990 Active 386 DOM
49. 2026-06-03
    days on market $289,990 Active 385 DOM
50. 2026-06-02
    days on market $289,990 Active 384 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,172
• − Mortgage interest: −$21,978
• − Property taxes: −$5,885
• − Insurance: −$1,962
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$11,414
• Taxable loss: −$15,055
• Est. tax savings @ 24.0%: +$3,613
• After-tax cash flow: $-4,299/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 75/100 Cosmetic rehab Est. rehab $10,310–$30,930 screening

This single-family home in a master-planned community is in good condition with minimal repairs needed. It offers a spacious layout, granite countertops, and a smart thermostat, making it a good investment.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Install smart home security system — Enhances safety and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Barbara Walker El F TX #1,946/4,322 Nat'l #22,764/41,679 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

Livability — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heartland, TX
• County: Kaufman County · 138,716 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: 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

Price history

-2.2% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $289,990 Zillow
• 2026-05-12 Price Changed $286,990 Zillow
• 2026-04-10 Price Changed $282,990 Zillow
• 2026-03-06 Price Changed $298,990 Zillow
• 2026-01-30 Price Changed $316,490 Zillow
• 2025-11-06 Price Changed $306,490 Zillow
• 2025-05-14 Listed $296,490 Zillow