103 Haymeadow Dr · Crandall, TX 75114

$289,999

3 bd · 2.0 ba · 2,054 sqft · SingleFamily public records · 17 Days on market

Built 2008 9,940 sqft lot $141/sqft · 18% below area Est $353k · 18% under $11/mo HOA

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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 +5.9/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

Key facts

• Relaxing spa
• Cozy fire pit
• Outdoor kitchen

Tags

• ENTERTAINER'S DREAM BACKYARD
• RELAXING SPA
• COZY FIRE PIT
• OUTDOOR KITCHEN

Property features AI

Finance

• Other: No known restrictions
• Financial info: Second mortgage: none reported
• HOA & community: Mandatory association; Annual association fee of 130; Association covers grounds maintenance and management fees; HOA management: GODWIN

Exterior

• Parking: Attached garage with 2 garage spaces; Covered parking for 2 vehicles; Parking pad
• Security: No accessibility features listed
• Utilities: Cable available; City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single family residence; One-story
• Construction: Built in 2008; Preowned condition
• Exterior features: In-ground pool; Lot less than 0.5 acre; Subdivision: Trinity Meadows Ph 1

Interior

• Kitchen: Dishwasher; Microwave; Granite countertops; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Three additional bedrooms on main level
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms; Primary bathroom with dual sinks, ensuite bath, and garden tub; Primary bathroom includes granite countertop
• Heating & cooling: Central heating; ENERGY STAR qualified equipment; Fireplace(s) for supplemental heat; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Open floorplan; Built-in features; Cable TV available; High speed internet available; Eat-in kitchen; Granite counters
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.1% below list).
• Recommended offer: $191k (34.2% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 5.3% in Crandall — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Nola Kathryn Wilson El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 596 students, 59% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 787 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $9k 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 ($286k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,841 (34.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 10.3

CMA / ARV

• ARV (median comp): $353,273
• List price: $289,999
• Delta: -15.08%
• 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
111 Haymeadow Dr	0.06mi	4/2.0 (+1)	2,044 (-0%)	0mo	$310,000	$152	91
108 Fieldview Dr	0.05mi	3/2.0	1,863 (-9%)	2mo	$299,990	$161	80
145 Fieldview Dr	0.31mi	4/2.0 (+1)	2,045 (-0%)	1mo	$314,990	$154	79
109 Harvest Way	0.12mi	3/2.0	1,871 (-9%)	4mo	$299,000	$160	76
135 Hillcrest Way	0.27mi	4/2.0 (+1)	2,143 (+4%)	4mo	$305,000	$142	72
153 Fieldview Dr	0.33mi	4/2.0 (+1)	2,035 (-1%)	8mo	$385,000	$189	71
125 Harvest Way	0.21mi	3/2.0	1,870 (-9%)	5mo	$299,990	$160	71
139 Fieldview Dr	0.31mi	3/2.0	1,837 (-11%)	3mo	$285,000	$155	66
125 Fieldview Dr	0.19mi	3/2.0	1,780 (-13%)	4mo	$304,000	$171	66
128 Hillcrest Way	0.23mi	3/2.0	1,750 (-15%)	1mo	$300,000	$171	64
2964 Wynchase Ln	0.66mi	4/2.0 (+1)	1,931 (-6%)	3mo	$298,900	$155	52
113 Fairway Ln	0.61mi	3/2.0	1,800 (-12%)	5mo	$368,500	$205	47

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: -30.7%
• Equity multiple: -0.02×
• Total profit: $-82,455
• Equity at exit: $43,240

10-year hold

• IRR: -32.6%
• Equity multiple: -0.44×
• Total profit: $-116,668
• Equity at exit: $25,074

Cash invested: $81,200 (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: 787
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$761 /mo · $9,134/yr
• Insurance: −$121
• HOA: −$11
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-561

Break-even live

Break-even rent $3,055

Max offer price $190,841

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-479	+0% $-561	+5% $-643	+10% $-725
Rent	-10% $-747	-5% $-654	+0% $-561	+5% $-469	+10% $-376
Rate	-1.0pp $-415	-0.5pp $-488	base $-561	+0.5pp $-636	+1.0pp $-713

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Haymeadow Dr Crandall, TX	3.0	2.0	1746	$2,150	$1.23	2d	1	0.05mi
2307 Albert Ln Crandall, TX	4.0	3.0	2088	$2,500	$1.20	25d	1	1.46mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: pool

Listing history 39 events

1. 2026-06-18
   days on market $289,999 Active 17 DOM
2. 2026-06-17
   days on market $289,999 Active 16 DOM
3. 2026-06-16
   days on market $289,999 Active 15 DOM
4. 2026-06-15
   days on market $289,999 Active 14 DOM
5. 2026-06-13
   days on market $289,999 Active 12 DOM
6. 2026-06-09
   days on market $289,999 Active 8 DOM
7. 2026-06-08
   days on market $289,999 Active 7 DOM
8. 2026-06-07
   days on market $289,999 Active 6 DOM
9. 2026-06-04
   days on market $289,999 Active 3 DOM
10. 2026-06-03
    days on market $289,999 Active 2 DOM
11. 2026-06-02
    pricestatusdays on marketlisting id $289,999 Active 1 DOM
12. 2026-05-17
    historical
13. 2026-04-16
    status Active
14. 2026-04-15
    status Pending
15. 2026-04-14
    historical Active Option Contract
16. 2026-03-12
    price $299,999
17. 2026-02-23
    status Active
18. 2026-02-15
    historical Active Option Contract
19. 2025-11-04
    price $327,000
20. 2025-10-28
    status Active
21. 2025-09-11
    status Pending
22. 2025-08-27
    historical Active Option Contract
23. 2025-06-10
    listed $365,000 Active
24. 2022-05-16
    soldstatus
25. 2022-05-13
    soldstatus Closed 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

26. 2022-04-25
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

27. 2022-04-21
    status Active 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

28. 2022-03-02
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

29. 2022-02-10
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

30. 2022-01-10
    listed $364,900 Active 370-char remark

    Show marketing remark (370 chars)

    Move in ready! Freshly painted interior, new LVP flooring in main areas and new carpet in the bedrooms. Kitchen features granite countertops and stainless-steel appliances. Home features an office, great if you are working from home! Enjoy a pool and hot tub in the backyard along with a covered patio and outdoor kitchen! Perfect home for entertaining! COME SEE TODAY!

31. 2021-12-14
    soldstatus
32. 2019-09-10
    historical
33. 2019-09-07
    price $263,000
34. 2019-09-03
    status Active
35. 2019-08-27
    historical Active Kick-Out
36. 2019-08-15
    listed $265,000 Active
37. 2008-08-08
    soldstatus
38. 2008-08-07
    historical
39. 2008-07-15
    listed $173,596

ⓘ 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: $9,134 · $761/mo
• Projected year-2 tax: $9,134 · $761/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 8/10 Severe 7 d/yr ≥111°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,138
• − Mortgage interest: −$16,244
• − Property taxes: −$9,134
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$132
• − Depreciation: −$8,436
• Taxable loss: −$11,760
• Est. tax savings @ 24.0%: +$2,822
• After-tax cash flow: $-3,913/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: 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

• Census place: Crandall, TX
• 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

+67.1% since first listed

29 events — show timeline

• 2026-06-01 Listed $289,999 NTREIS
• 2026-05-17 Listing Removed — NTREIS
• 2026-04-16 Relisted — NTREIS
• 2026-04-15 Pending — NTREIS
• 2026-04-14 Contingent — NTREIS
• 2026-03-12 Price Changed $299,999 NTREIS
• 2026-02-23 Relisted — NTREIS
• 2026-02-15 Contingent — NTREIS
• 2025-11-04 Price Changed $327,000 NTREIS
• 2025-10-28 Relisted — NTREIS
• 2025-09-11 Pending — NTREIS
• 2025-08-27 Contingent — NTREIS
• 2025-06-10 Listed $365,000 NTREIS
• 2022-05-16 Sold (Public Records) — Public Records
• 2022-05-13 Sold (MLS) — NTREIS
• 2022-04-25 Pending — NTREIS
• 2022-04-21 Relisted — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-10 Pending — NTREIS
• 2022-01-10 Listed $364,900 NTREIS
• 2021-12-14 Sold (Public Records) — Public Records
• 2019-09-10 Listing Removed — NTREIS
• 2019-09-07 Price Changed $263,000 NTREIS
• 2019-09-03 Relisted — NTREIS
• 2019-08-27 Contingent — NTREIS
• 2019-08-15 Listed $265,000 NTREIS
• 2008-08-08 Sold (MLS) — NTREIS
• 2008-08-07 Listing Removed — NTREIS
• 2008-07-15 Listed $173,596 NTREIS

Property tax history

+3.9%/yr

Latest (2025): $9,134 · +0.5% YoY. Source: county tax records.