3715 Longbranch Dr · Crandall, TX 75114

$243,999

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 12 Days on market

Built 2025 Good condition 5,663 sqft lot Est $265k · 8% under $63/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).

• Cash flow +13.9/30.0
• ARV discount +11.0/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Cartwright Ranch - Newlin Floorplan -This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: List price $258,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property; Spec (new construction)
• Exterior features: Address: 3715 Longbranch Dr, Crandall, TX 75114

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home — Newlin plan; Living area approximately 1,522

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($311/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 $225k (7.9% below list).
• Recommended offer: $225k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Crandall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $224,704 (7.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $264,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3169 Maplehurst Ave	0.07mi	3/2.0	1,522 (0%)	1mo	$223,000	$147	96
3138 Maplehurst Ave	0.13mi	3/2.0	1,522 (0%)	2mo	$225,499	$148	93
1314 Olivewood Pl	0.24mi	3/2.0	1,558 (+2%)	1mo	$273,990	$176	84
1322 Olivewood Pl	0.22mi	3/2.0	1,458 (-4%)	1mo	$259,490	$178	82
3346 Meadowleaf Rd	0.05mi	3/2.0	1,302 (-14%)	1mo	$226,499	$174	73
2142 Thornton Dr	0.46mi	3/2.0	1,473 (-3%)	2mo	$271,960	$185	71
3133 Maplehurst Ave	0.11mi	3/2.0	1,302 (-14%)	2mo	$208,199	$160	69
3106 Maplehurst Ave	0.16mi	3/2.0	1,302 (-14%)	2mo	$210,499	$162	66
3141 Maplehurst Ave	0.11mi	4/2.0 (+1)	1,720 (+13%)	2mo	$243,499	$142	66
3134 Maplehurst Ave	0.13mi	4/2.0 (+1)	1,720 (+13%)	2mo	$234,499	$136	65
2223 Peregrine Way	0.26mi	3/2.0	1,294 (-15%)	2mo	$260,490	$201	62
2118 Thornton Dr	0.43mi	3/2.0	1,294 (-15%)	1mo	$258,490	$200	54

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-37,814
• Equity at exit: $36,381

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-30,505
• Equity at exit: $21,097

Cash invested: $68,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$63
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $26

Break-even live

Break-even rent $2,214

Max offer price $243,999

Occupancy floor 94%

Sensitivity live

Price	-10% $195	-5% $110	+0% $26	+5% $-58	+10% $-143
Rent	-10% $-152	-5% $-63	+0% $26	+5% $115	+10% $203
Rate	-1.0pp $149	-0.5pp $88	base $26	+0.5pp $-37	+1.0pp $-102

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	9d	1	0.22mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	0d	1	0.22mi
2307 Albert Ln Crandall, TX	4.0	3.0	2088	$2,500	$1.20	26d	1	0.47mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,900	$1.40	45d	1	1.14mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	45d	1	1.28mi
2043 Serval Ln Crandall, TX	3.0	2.0	1544	$2,100	$1.36	45d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 10 events

1. 2026-06-21
   days on market $243,999 Active 12 DOM
2. 2026-06-18
   days on market $243,999 Active 9 DOM
3. 2026-06-17
   pricedays on market $243,999 Active 8 DOM
4. 2026-06-16
   days on market $258,999 Active 7 DOM
5. 2026-06-15
   days on market $258,999 Active 6 DOM
6. 2026-06-13
   days on market $258,999 Active 4 DOM
7. 2026-06-10
   remarks 544-char remark
8. 2026-06-10
   listing id $258,999 Active 1 DOM
9. 2026-06-08
   remarks 399-char remark
10. 2026-06-08
    listed $258,999 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: $26,964
• − Mortgage interest: −$13,668
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$756
• − Depreciation: −$7,098
• Taxable loss: −$3,752
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $1,212/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 is in good condition with a modern and well-maintained interior and exterior. It is ready for immediate occupancy and can be enhanced with minor cosmetic updates to further increase its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Replace the curtains — Fresh curtains can make the space more inviting for potential renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace the curtains — Fresh curtains can make the space more inviting for potential renters ↑

ⓘ 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

• 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