2228 Starstruck Ct · Heartland, TX 75114

$258,999

3 bd · 2.0 ba · 1,952 sqft · Land · 12 Days on market

Built 2025 6,534 sqft lot $133/sqft · 22% below area Est $272k · at est. $42/mo HOA · 2% 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 +12.9/30.0
• ARV discount +9.7/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR Eastland - Joplin Floorplan. This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• Other: Property listed as new construction by builder; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory HOA with annual fee; HOA covers full use of facilities, grounds maintenance, and management fees; HOA managed by Legacy SW

Exterior

• Parking: Attached 2-car garage (garage faces front, 2-car single door); 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: MUD water and MUD sewer; Concrete curbs and sidewalks; Municipal Utility District service; Rain/freeze sensors and energy-efficient windows, doors, insulation, thermostat, and appliances
• Home design: Single family residence; One story; New construction (incomplete; year built 2025); No attachments to other properties; Deed restrictions in place; Smart home features enabled
• Construction: Brick and fiber cement exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard with sprinkler system; Interior lot in a subdivision

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Garbage disposal; Breakfast bar; Water line to refrigerator; Walk-in pantry; Natural stone/granite counters
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level with dual sinks, linen closet, and walk-in closet
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning (electric); ENERGY STAR qualified HVAC and equipment
• Interior features: Open floorplan with kitchen island; Granite counters; Built-in features and cabinets; Decorative lighting; Pantry; Walk-in closets; High-speed internet available; Cable TV available; Kitchen plumbed for gas; Tankless water heater; Seven total rooms (including living/dining areas)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $259k.

Deal economics

• At list price, monthly cash flow is $-21 ($-247/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (21.0% below list).
• Recommended offer: $205k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Heartland — 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.
• 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.
• Market conditions: 787 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $204,636 (21.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $272,240
• List price: $258,999
• Delta: -1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-43,342
• Equity at exit: $38,618

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-39,685
• Equity at exit: $22,393

Cash invested: $72,520 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-21

Break-even live

Break-even rent $2,072

Max offer price $255,364

Occupancy floor 96%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.06mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.10mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.10mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.13mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.14mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	44d	1	0.15mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.15mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.18mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.20mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	0.27mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	21d	1	0.38mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	44d	1	0.38mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	44d	1	0.39mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	3d	1	0.43mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	44d	1	0.47mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	4d	1	0.47mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	44d	1	0.55mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	44d	1	0.56mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	3d	1	0.56mi
2296 Great Belt Blvd Crandall, TX	3.0	2.0	2315	$1,720	$0.74	6d	1	0.56mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	25d	1	0.57mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	25d	1	0.60mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	25d	1	0.64mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	3d	1	0.66mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	44d	1	0.67mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	44d	1	0.67mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	44d	1	0.70mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	44d	1	0.76mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	44d	1	0.77mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0	1497	$2,131	$1.42	1d	5	0.80mi
4009 Bighorn Dr Forney, TX	4.0	2.5	2515	$2,499	$0.99	44d	1	0.80mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	2d	1	0.81mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,850	$1.46	15d	1	0.83mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	44d	1	0.84mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.87mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	25d	1	0.88mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	3d	1	0.88mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.88mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	25d	1	0.91mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	44d	1	0.91mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 9 events

1. 2026-06-03
   statusdays on market $258,999 Pending 12 DOM
2. 2026-06-02
   days on market $258,999 Active 11 DOM
3. 2026-06-01
   days on market $258,999 Active 10 DOM
4. 2026-05-31
   days on market $258,999 Active 9 DOM
5. 2026-05-12
   price $258,999 401-char remark
6. 2026-05-10
   price $260,999 401-char remark
7. 2026-05-03
   price $267,999 401-char remark
8. 2026-04-24
   price $269,999 401-char remark
9. 2026-04-23
   listed $295,999 Active 401-char remark

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$3,191/yr (+$266/mo · 206.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,556
• − Mortgage interest: −$14,508
• − Property taxes: −$1,549
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$504
• − Depreciation: −$7,535
• Taxable loss: −$4,763
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $896/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 — Heartland

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

Census & demographics

• Census place: Heartland, TX
• County: Kaufman County · 122,338 people
• 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

2 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-05-22 Listed $258,999 NTREIS