550 Klutts Dr · McLendon-Chisholm, TX 75032

$325,000

4 bd · 3.0 ba · 2,090 sqft · SingleFamily public records · 14 Days on market

Built 1972 1.00 ac lot

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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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold AS-IS. Not for sale separately. The property is part of an estate and is being offered along with the 53 adjoining acres located behind the home as well as an additional 25 acres situated across the road. This is a 4-bedroom, 3-bathroom home sits on approximately 1 acre in desirable McLendon-Chisholm. Recent updates include a new aerobic septic system installed in 2022 and a roof replacement completed in 2023. Mls #s 21269062 & 21269058 The 25 Acres can be sold separately. Seller will require a leaseback following closing. Access to the house for viewing will only be during the option period of an executed contract.

Key facts

• 1 acre lot
• Built 1972
• Listed 14 days

Property features AI

Finance

• Other: Property listed as residential single-family; Listing status: Active; Possession at closing/funding; Exclusive right to sell listing agreement
• Financial info: No second mortgage indicated; Loan type listed as 'Treat As Clear'
• HOA & community: No association

Exterior

• Parking: Driveway with circular turnaround
• Security: Audio and video surveillance present
• Utilities: Aerobic septic system; No municipal utility district
• Home design: Single-family residence; One story; Property attached: Yes
• Construction: Built in 1972
• Exterior features: Approximately 1 acre lot; Circular driveway; Driveway access; Directions: South on Highway 205 to Klutts Rd; property is on the right after the bridge

Interior

• Kitchen: Gas cooktop
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Wood-burning fireplace with brick surround
• Interior features: Paneling throughout; One living area; One dining area; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $32 ($386/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (23.4% below list).
• Recommended offer: $249k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.2% in McLendon-Chisholm — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Rockwall ISD (suburban): math 54% / reading 54% proficiency, ranked #83 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ouida Springer (math 54% / reading 50%, grade C-, #742 of 4,322 statewide, top 19%, 598 students, 30% FRL).
• Market conditions: Rents rising (+1.5%/yr); 966 active listings in the ZIP; high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Rockwall County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $248,946 (23.4% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-54,546
• Equity at exit: $48,459

10-year hold

• IRR: -11.9%
• Equity multiple: 0.34×
• Total profit: $-60,508
• Equity at exit: $28,100

Cash invested: $91,000 (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 75032

• Home prices YoY: -22.9%
• Rents YoY: 1.5%
• Active inventory: 966
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $32

Break-even live

Break-even rent $2,449

Max offer price $325,000

Occupancy floor 94%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $325,000 Active 14 DOM
2. 2026-06-17
   days on market $325,000 Active 13 DOM
3. 2026-06-16
   days on market $325,000 Active 12 DOM
4. 2026-06-15
   days on market $325,000 Active 11 DOM
5. 2026-06-13
   days on market $325,000 Active 9 DOM
6. 2026-06-13
   days on market $325,000 Active 8 DOM
7. 2026-06-09
   days on market $325,000 Active 5 DOM
8. 2026-06-08
   days on market $325,000 Active 4 DOM
9. 2026-06-07
   remarks 649-char remark
10. 2026-06-07
    listed $325,000 Active 3 DOM

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$4,810/yr (+$401/mo · 422.9%)

ⓘ 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 ≥109°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: $29,874
• − Mortgage interest: −$18,205
• − Property taxes: −$1,137
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$9,455
• Taxable loss: −$5,328
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $1,664/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: Rockwall ISD
• NCES district ID: 4837650
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 54% ▼ -8.00%
• Median HH income: $88,800
• Composite: 49.82/100
• National rank: #1952
• State rank: #83 of 826 in TX

Livability — McLendon-Chisholm

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

Census & demographics

• Census place: McLendon-Chisholm, TX
• County: Rockwall County · 132,930 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 39,865
• Household income: $135,742
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 636.0

Population outlook (Rockwall County) Hauer SSP2

• Today (2025): 118,396 people
• By 2030: 132,209 · +11.7%
• By 2040: 159,538 · +34.7%
• By 2050: 185,299 · +56.5%
• By 2075: 243,489 · +105.7%
• By 2100: 277,814 · +134.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 9% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Rockwall

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: +5.3pp toward D · 2008: -46.2pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.7 2016: R+47.5 2012: R+53.3 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.97%
• Current HPI: 209.0229
• Rent YoY: ▲ 1.47%
• 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

2 events — show timeline

• 2026-06-04 Listed $325,000 NTREIS
• 2003-08-18 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,137 · -0.9% YoY. Source: county tax records.