2214 Nightgrove Cir · Crandall, TX 75114

$219,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 38 Days on market

Built 2021 Good condition 5,079 sqft lot $146/sqft · 19% below area Est $266k · 18% under $55/mo HOA · 3% 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 +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into 2214 Nightgrove Cir, where a partial flooring replacement enhances the property's updated feel throughout key areas. This residence presents a straightforward, functional design emphasizing comfort and utility. The exterior provides a fully fenced in backyard, creating an enclosed space for various outdoor pursuits and everyday enjoyment. This property updated comfort and practical outdoor space. Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

Key facts

• 5,079 sq ft lot
• 2 garage spots
• Community pool

Tags

• FULLY FENCED IN BACKYARD
• PRACTICAL OUTDOOR SPACE

Property features AI

Finance

• Other: Subdivision: Wildcat Ranch Ph 2; County: Kaufman
• Financial info: Accepts Cash, Conventional, and VA financing
• HOA & community: Mandatory HOA; HOA covers grounds maintenance; HOA fee $330 semi-annually; HOA managed by Principal Management Group (833-462-3627)

Exterior

• Parking: Driveway; Attached garage with 2 covered spaces (2-car garage)
• Security: Security system excluded from sale; Kwikset lock to be replaced at closing
• Utilities: City water; No municipal utility district
• Home design: Single-family residence; One story; Built in 2021; Preowned
• Construction: Wood construction; Slab foundation
• Exterior features: Back yard with wood fencing; Community clubhouse; Community pool

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Open living area; Other interior features
• Laundry & utility: Washer/dryer connections (utility information not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.4% below list).
• Recommended offer: $174k (20.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#507 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• 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: Noble Reed (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 595 students, 74% 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 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,571 (20.7% 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 38 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 8.8

CMA / ARV

• ARV (median comp): $265,511
• List price: $219,000
• Delta: -17.52%
• 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
2213 Nightgrove Cir	0.02mi	3/2.0	1,500 (0%)	1mo	$223,000	$149	98
2071 Wildcat Trl	0.26mi	3/2.0	1,480 (-1%)	1mo	$244,900	$165	85
2525 Talus Run	0.37mi	3/2.0	1,521 (+1%)	1mo	$275,240	$181	79
2826 Gose Ln	0.40mi	3/2.0	1,521 (+1%)	2mo	$259,990	$171	78
2607 Ocean View Dr	0.42mi	3/2.0	1,518 (+1%)	3mo	$264,740	$174	76
2407 Margaret St	0.47mi	3/2.0	1,518 (+1%)	2mo	$257,765	$170	74
2529 Talus Run	0.36mi	3/2.0	1,396 (-7%)	1mo	$267,240	$191	71
2228 Starling St	0.44mi	4/2.0 (+1)	1,456 (-3%)	1mo	$264,000	$181	69
2376 Great Belt Blvd	0.57mi	3/2.0	1,450 (-3%)	1mo	$220,000	$152	67
2810 Bakers Bnd	0.37mi	3/2.0	1,335 (-11%)	0mo	$275,740	$207	64
3713 Pronghorn Ln	0.51mi	3/2.0	1,390 (-7%)	1mo	$219,000	$158	63
3634 Mildren Bnd	0.67mi	4/2.0 (+1)	1,660 (+11%)	1mo	$255,000	$154	45

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-51,601
• Equity at exit: $32,654

10-year hold

• IRR: -19.9%
• Equity multiple: -0.06×
• Total profit: $-64,948
• Equity at exit: $18,935

Cash invested: $61,320 (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 75114

• Home prices YoY: -26.7%
• Active inventory: 802
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$599 /mo · $7,188/yr
• Insurance: −$91
• HOA: −$55
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-257

Break-even live

Break-even rent $2,397

Max offer price $173,571

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-195	+0% $-257	+5% $-319	+10% $-381
Rent	-10% $-421	-5% $-339	+0% $-257	+5% $-175	+10% $-94
Rate	-1.0pp $-147	-0.5pp $-201	base $-257	+0.5pp $-314	+1.0pp $-372

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Milne Ct Crandall, TX	3.0	2.0	1450	$2,500	$1.72	20d	1	0.09mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	45d	1	0.10mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	45d	1	0.32mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	45d	1	0.33mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	3d	1	0.34mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	45d	1	0.35mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	18d	1	0.36mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	0.37mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	45d	1	0.38mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	0.40mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	0.40mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	0.41mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.42mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	0d	1	0.45mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	0.48mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	0.55mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	26d	1	0.57mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	14d	1	0.59mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	0.77mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.77mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	0.78mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	0.83mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	45d	1	0.84mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	0.85mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,740	$1.43	0d	1	0.89mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	0d	1	1.03mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	45d	1	1.09mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	45d	1	1.16mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	26d	1	1.18mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	0d	1	1.18mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	1.23mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	3d	1	1.23mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	45d	1	1.25mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,769	$1.06	0d	1	1.26mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	4d	1	1.27mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,242	$1.39	0d	1	1.28mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	1.29mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	1.29mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	1.31mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	1.33mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 20 events

1. 2026-06-21
   days on market $219,000 Active 38 DOM
2. 2026-06-18
   price $219,000 Active 35 DOM
3. 2026-06-18
   days on market $228,000 Active 35 DOM
4. 2026-06-17
   days on market $228,000 Active 34 DOM
5. 2026-06-16
   days on market $228,000 Active 33 DOM
6. 2026-06-15
   days on market $228,000 Active 32 DOM
7. 2026-06-13
   days on market $228,000 Active 30 DOM
8. 2026-06-09
   days on market $228,000 Active 26 DOM
9. 2026-06-08
   days on market $228,000 Active 25 DOM
10. 2026-06-07
    days on market $228,000 Active 24 DOM
11. 2026-06-04
    pricedays on market $228,000 Active 21 DOM
12. 2026-06-03
    days on market $235,000 Active 20 DOM
13. 2026-06-02
    days on market $235,000 Active 19 DOM
14. 2026-06-01
    days on market $235,000 Active 18 DOM
15. 2026-05-31
    days on market $235,000 Active 17 DOM
16. 2026-05-14
    listed $235,000 Active 510-char remark
17. 2024-04-04
    historical $2,000
18. 2024-03-12
    listed $2,000
19. 2023-09-11
    historical $2,000
20. 2023-08-29
    listed $2,000

ⓘ 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: $7,188 · $599/mo
• Projected year-2 tax: $7,188 · $599/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,859
• − Mortgage interest: −$12,267
• − Property taxes: −$7,188
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$660
• − Depreciation: −$6,371
• Taxable loss: −$6,700
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $-1,478/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 single-family home in Crandall, TX, is in good condition with a cosmetic rehab level, featuring modern updates and a functional design. It's move-in ready with a 100-Day Home Warranty and a 7-Day Home Test Drive.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves safety and aesthetics ↑

ⓘ 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: 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 — Crandall

• Score: 68/100
• State rank: #507
• US rank: #10022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kaufman County · 122,338 people
• City population: 9,333
• 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: 33.0

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 0.62)
• 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%

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

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

+11300.0% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $228,000 NTREIS
• 2026-05-14 Listed $235,000 NTREIS
• 2026-05-12 Sold (Public Records) — Public Records
• 2026-05-12 Sold (Public Records) — Public Records
• 2024-04-04 Rental Removed $2,000 NTREIS
• 2024-03-12 Listed for Rent $2,000 NTREIS
• 2023-09-11 Rental Removed $2,000 NTREIS
• 2023-08-29 Listed for Rent $2,000 NTREIS

Property tax history

+74.4%/yr

Latest (2025): $7,188 · -8.8% YoY. Source: county tax records.