5502 Hastings Ln · Terrell, TX 75126

$317,000

5 bd · 3.0 ba · 2,609 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition Est $310k · at est.

---

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 +12.5/30.0
• ARV discount +6.6/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy living among new home details including granite countertops, stainless steel appliances and open living spaces. There's no shortage of space as homes have a back patio, bonus lofts and walk-in closets. The Apollo comes with roomy floor plans perfect for game nights, entertaining and cookouts with the whole family.

Key facts

• Open living spaces
• Walk-in closets
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN LIVING SPACES
• BACK PATIO
• BONUS LOFTS
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Active listing; Living area recorded as 2609
• Financial info: List price $315,000

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating/heat pump; Central air
• Home design: Spec new construction, Plan name: Apollo

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric and heat pump heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $317k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (14.5% below list).
• Recommended offer: $271k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Terrell — 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 67/100 on livability (#520 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, employment D, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% FRL); Brown Middle (math 29% / reading 39%, grade F, #892 of 1,662 statewide, top 55%, 673 students, 56% FRL); North Forney H S (math 32% / reading 45%, grade F, #866 of 1,632 statewide, top 54%, 2,502 students, 49% FRL) — zoned schools average 55% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2200 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 31% of the median local income ($104k/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 $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $271,182 (14.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $310,471
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5916 Sahara	0.18mi	5/3.0	2,609 (0%)	12mo	$329,990	$126	82
6310 Tropicana Ln	0.27mi	5/3.0	2,580 (-1%)	5mo	$288,990	$112	81
6076 Mojave Dr	0.08mi	5/4.0	2,776 (+6%)	3mo	$330,990	$119	79

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-58,652
• Equity at exit: $47,266

10-year hold

• IRR: -15.3%
• Equity multiple: 0.19×
• Total profit: $-71,747
• Equity at exit: $27,408

Cash invested: $88,760 (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 75126

• Rents YoY: 1.4%
• Active inventory: 2200
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,755/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-48

Break-even live

Break-even rent $2,773

Max offer price $310,000

Occupancy floor 97%

Sensitivity live

Price	-10% $171	-5% $61	+0% $-48	+5% $-158	+10% $-267
Rent	-10% $-263	-5% $-155	+0% $-48	+5% $59	+10% $166
Rate	-1.0pp $111	-0.5pp $32	base $-48	+0.5pp $-131	+1.0pp $-214

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 Mojave Dr Forney, TX	5.0	3.0	2777	$2,595	$0.93	17d	1	0.06mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,595	$0.88	5d	1	0.06mi
6076 Mojave Dr Forney, TX	5.0	4.0	2962	$2,900	$0.98	45d	1	0.06mi
5734 Roadhouse Forney, TX	4.0	2.5	2121	$2,350	$1.11	0d	1	0.09mi
6229 Old Bridge Way Forney, TX	4.0	2.5	2121	$1,950	$0.92	14d	1	0.20mi
6231 Old Bridge Way Forney, TX	4.0	3.0	2308	$2,300	$1.00	0d	1	0.21mi
6310 Tropicana Ln Forney, TX	5.0	3.0	2580	$2,635	$1.02	0d	1	0.26mi
4080 Dayton Dr Forney, TX	4.0	2.5	1984	$2,295	$1.16	20d	1	0.72mi
1129 Clear Dusk Ln Forney, TX	5.0	3.0	2520	$3,600	$1.43	45d	1	0.96mi
4424 Lassen Trl Forney, TX	4.0	2.0	1984	$2,295	$1.16	45d	1	1.00mi
1229 Autumn Mist Ln Forney, TX	4.0	3.0	2609	$2,795	$1.07	6d	1	1.06mi
3109 Chillingham Dr Forney, TX	4.0	2.5	2181	$2,199	$1.01	4d	1	1.18mi
3024 Chico Dr Forney, TX	5.0	2.5	2694	$2,350	$0.87	14d	1	1.26mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,995	$1.25	18d	1	1.30mi
1539 Wheatley Way Forney, TX	4.0	3.0	2396	$2,800	$1.17	12d	1	1.30mi
9245 Switchgrass Ln Forney, TX	4.0	2.5	3326	$2,700	$0.81	45d	1	1.31mi
1535 Calcot Ln Forney, TX	4.0	3.0	2036	$2,600	$1.28	17d	1	1.34mi
3017 Villegas Way Forney, TX	4.0	2.5	2153	$2,150	$1.00	45d	1	1.38mi
9200 Hawthorne Dr Forney, TX	4.0	2.0	2037	$2,440	$1.20	13d	1	1.40mi
3012 Villegas Way Forney, TX	5.0	2.5	2725	$2,400	$0.88	3d	1	1.41mi

Listing history 12 events

1. 2026-06-21
   days on market $317,000 Active 17 DOM
2. 2026-06-18
   days on market $317,000 Active 14 DOM
3. 2026-06-17
   days on market $317,000 Active 13 DOM
4. 2026-06-16
   days on market $317,000 Active 12 DOM
5. 2026-06-15
   days on market $317,000 Active 11 DOM
6. 2026-06-13
   days on market $317,000 Active 9 DOM
7. 2026-06-13
   pricedays on market $317,000 Active 8 DOM
8. 2026-06-09
   days on market $315,000 Active 5 DOM
9. 2026-06-08
   days on market $315,000 Active 4 DOM
10. 2026-06-07
    days on market $315,000 Active 3 DOM
11. 2026-06-04
    remarks 321-char remark
12. 2026-06-04
    listed $315,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $32,542
• − Mortgage interest: −$17,757
• − Property taxes: −$4,755
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$9,222
• Taxable loss: −$5,984
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $856/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 Cosmetic rehab

This home is in excellent condition with modern updates and a good curb appeal. It's move-in ready and would benefit from some landscaping and exterior painting to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both install smart home features — increases home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both install smart home features — increases home's marketability and adds value ↑

ⓘ 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: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

Livability — Terrell

• Score: 67/100
• State rank: #520
• US rank: #10213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

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: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• 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