1106 Cardinal Dr · Midlothian, TX 76065

$570,000

5 bd · 4.0 ba · 2,849 sqft · Land · 81 Days on market

Built 2026 8,268 sqft lot $83/mo HOA · 2% of rent ↓ 12% 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Contact Community Manager for incentives!* NEW! NEVER LIVED IN. The Bloomfield Homes Violet IV in Mockingbird Heights presents 5 bedrooms and 4 baths in a two-story layout with a 3-car garage. Backing up to the farm, this homesite provides added privacy and open views, creating a peaceful backdrop for everyday living. The first level features an open-concept family room, kitchen, dining area, utility room, and a versatile secondary bedroom with a full bath. The primary suite is also located downstairs for convenience. The upper level is complete with 3 additional bedrooms, 2 full baths, a spacious game room enhanced by wrought iron railing detail, and a dedicated media room with twin doors for a true theater-style experience. The Deluxe Kitchen is designed to impress with cabinetry that extends to the ceiling, built-in stainless steel appliances, double ovens, a 5-burner gas cooktop, quartz countertops, and pendant lights. A striking stone-to-ceiling fireplace with a cedar mantel elevates the overall design of the main living area. Throughout the first floor, 8-foot interior doors add scale and architectural presence. The primary suite offers a relaxing retreat with a well-appointed bath and generous closet space. Exterior details add both curb appeal and functionality, including an 8-foot glass front door, cedar garage doors, coach lights, multiple up-lights that highlight the elevation, gutters, blinds, a tankless water heater, and a 17x10 uncovered patio that extends the outdoor living space. Mockingbird Heights offers community amenities including a playground, basketball court, and soccer field—providing recreation and connection just moments from home. Visit the Bloomfield Homes model at Mockingbird Heights to experience the Violet IV in person and learn more about this exceptional opportunity.

Key facts

• Dedicated media room
• Deluxe kitchen
• 8,268 sq ft lot

Tags

• WROUGHT IRON RAILING DETAIL
• DEDICATED MEDIA ROOM
• DELUXE KITCHEN
• STONE-TO-CEILING FIREPLACE
• 8-FOOT INTERIOR DOORS
• 8-FOOT GLASS FRONT DOOR

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $570k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (36.8% below list).
• Recommended offer: $360k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Midlothian — 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 70/100 on livability (#371 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Midlothian ISD (suburban): math 53% / reading 52% proficiency, ranked #94 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 1112 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 34% of the median local income ($128k/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 $4k of loan paydown is wiped out by about $17k 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 81 days — a 6% lower offer ($536k) is reasonable based on typical stale-listing flexibility.

Recommended offer $360,429 (36.8% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 37% 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. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.22×
• Total profit: $-123,999
• Equity at exit: $84,989

10-year hold

• IRR: -14.0%
• Equity multiple: 0.15×
• Total profit: $-135,253
• Equity at exit: $49,283

Cash invested: $159,600 (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 76065

• Home prices YoY: -18.9%
• Rents YoY: 4.3%
• Active inventory: 1112
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $3,604 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$238
• HOA: −$83
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $-569

Break-even live

Break-even rent $4,324

Max offer price $469,547

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Saint Charles Pl Midlothian, TX	5.0	3.0	2400	$8,950	$3.73	43d	1	0.71mi
2 Saint Charles Pl Unit 1389216P Midlothian, TX	5.0	3.0	2389	$15,575	$6.52	24d	1	0.71mi
3825 Honey Grove Dr Midlothian, TX	5.0	4.0	3771	$4,500	$1.19	43d	1	1.02mi
3829 Honey Grove Dr Midlothian, TX	4.0	3.0	2400	$3,200	$1.33	43d	1	1.03mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: watergas

Listing history 3 events

1. 2026-05-15
   status Pending 1838-char remark

   Show marketing remark (1838 chars)

   *Contact Community Manager for incentives!* NEW! NEVER LIVED IN. The Bloomfield Homes Violet IV in Mockingbird Heights presents 5 bedrooms and 4 baths in a two-story layout with a 3-car garage. Backing up to the farm, this homesite provides added privacy and open views, creating a peaceful backdrop for everyday living. The first level features an open-concept family room, kitchen, dining area, utility room, and a versatile secondary bedroom with a full bath. The primary suite is also located downstairs for convenience. The upper level is complete with 3 additional bedrooms, 2 full baths, a spacious game room enhanced by wrought iron railing detail, and a dedicated media room with twin doors for a true theater-style experience. The Deluxe Kitchen is designed to impress with cabinetry that extends to the ceiling, built-in stainless steel appliances, double ovens, a 5-burner gas cooktop, quartz countertops, and pendant lights. A striking stone-to-ceiling fireplace with a cedar mantel elevates the overall design of the main living area. Throughout the first floor, 8-foot interior doors add scale and architectural presence. The primary suite offers a relaxing retreat with a well-appointed bath and generous closet space. Exterior details add both curb appeal and functionality, including an 8-foot glass front door, cedar garage doors, coach lights, multiple up-lights that highlight the elevation, gutters, blinds, a tankless water heater, and a 17x10 uncovered patio that extends the outdoor living space. Mockingbird Heights offers community amenities including a playground, basketball court, and soccer field—providing recreation and connection just moments from home. Visit the Bloomfield Homes model at Mockingbird Heights to experience the Violet IV in person and learn more about this exceptional opportunity.

2. 2026-02-24
   price $570,000 1838-char remark

   Show marketing remark (1838 chars)

   *Contact Community Manager for incentives!* NEW! NEVER LIVED IN. The Bloomfield Homes Violet IV in Mockingbird Heights presents 5 bedrooms and 4 baths in a two-story layout with a 3-car garage. Backing up to the farm, this homesite provides added privacy and open views, creating a peaceful backdrop for everyday living. The first level features an open-concept family room, kitchen, dining area, utility room, and a versatile secondary bedroom with a full bath. The primary suite is also located downstairs for convenience. The upper level is complete with 3 additional bedrooms, 2 full baths, a spacious game room enhanced by wrought iron railing detail, and a dedicated media room with twin doors for a true theater-style experience. The Deluxe Kitchen is designed to impress with cabinetry that extends to the ceiling, built-in stainless steel appliances, double ovens, a 5-burner gas cooktop, quartz countertops, and pendant lights. A striking stone-to-ceiling fireplace with a cedar mantel elevates the overall design of the main living area. Throughout the first floor, 8-foot interior doors add scale and architectural presence. The primary suite offers a relaxing retreat with a well-appointed bath and generous closet space. Exterior details add both curb appeal and functionality, including an 8-foot glass front door, cedar garage doors, coach lights, multiple up-lights that highlight the elevation, gutters, blinds, a tankless water heater, and a 17x10 uncovered patio that extends the outdoor living space. Mockingbird Heights offers community amenities including a playground, basketball court, and soccer field—providing recreation and connection just moments from home. Visit the Bloomfield Homes model at Mockingbird Heights to experience the Violet IV in person and learn more about this exceptional opportunity.

3. 2026-02-23
   listed $647,543 Active 1838-char remark

   Show marketing remark (1838 chars)

   *Contact Community Manager for incentives!* NEW! NEVER LIVED IN. The Bloomfield Homes Violet IV in Mockingbird Heights presents 5 bedrooms and 4 baths in a two-story layout with a 3-car garage. Backing up to the farm, this homesite provides added privacy and open views, creating a peaceful backdrop for everyday living. The first level features an open-concept family room, kitchen, dining area, utility room, and a versatile secondary bedroom with a full bath. The primary suite is also located downstairs for convenience. The upper level is complete with 3 additional bedrooms, 2 full baths, a spacious game room enhanced by wrought iron railing detail, and a dedicated media room with twin doors for a true theater-style experience. The Deluxe Kitchen is designed to impress with cabinetry that extends to the ceiling, built-in stainless steel appliances, double ovens, a 5-burner gas cooktop, quartz countertops, and pendant lights. A striking stone-to-ceiling fireplace with a cedar mantel elevates the overall design of the main living area. Throughout the first floor, 8-foot interior doors add scale and architectural presence. The primary suite offers a relaxing retreat with a well-appointed bath and generous closet space. Exterior details add both curb appeal and functionality, including an 8-foot glass front door, cedar garage doors, coach lights, multiple up-lights that highlight the elevation, gutters, blinds, a tankless water heater, and a 17x10 uncovered patio that extends the outdoor living space. Mockingbird Heights offers community amenities including a playground, basketball court, and soccer field—providing recreation and connection just moments from home. Visit the Bloomfield Homes model at Mockingbird Heights to experience the Violet IV in person and learn more about this exceptional opportunity.

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $10,431 · $869/mo
• Expected delta: +$9,154/yr (+$763/mo · 717.0%)

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

Taxation est. · year 1

• Rental income: $43,251
• − Mortgage interest: −$31,929
• − Property taxes: −$1,277
• − Insurance: −$2,850
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − HOA: −$996
• − Depreciation: −$16,582
• Taxable loss: −$17,302
• Est. tax savings @ 24.0%: +$4,153
• After-tax cash flow: $-2,671/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: Midlothian ISD
• NCES district ID: 4830600
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $85,068
• Composite: 48.22/100
• National rank: #2165
• State rank: #94 of 826 in TX

Livability — Midlothian

• Score: 70/100
• State rank: #371
• US rank: #7851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, TX
• County: Ellis County · 199,237 people
• City population: 47,438
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,438
• Household income: $127,756
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 811.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

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: ▼ -56.85%
• Current HPI: 243.5953
• Rent YoY: ▲ 4.32%
• 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

-12.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-02-24 Price Changed $570,000 NTREIS
• 2026-02-23 Listed $647,543 NTREIS

Property tax history

-0.3%/yr

Latest (2025): $1,277 · -0.3% YoY. Source: county tax records.