Hutto Plan · Crandall, TX 75114

$267,380

4 bd · 2.0 ba · 1,689 sqft · SingleFamily · 271 Days on market

Good condition $42/mo HOA · 2% of rent ↓ 5% since listing

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A single-story sanctuary where modern living meets comfort, the Hutto boasts 4 bedrooms, a gourmet kitchen overlooking the dining and large great room perfect for hosting. Step outside to a serene covered patio, inviting relaxation and connection.

Key facts

• Gourmet kitchen
• Covered patio
• 2 garage spots

Tags

• GOURMET KITCHEN
• COVERED PATIO

🏗️ New construction. The $267,380 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $279,359.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (11.9% below list).
• Recommended offer: $235k (12.0% below list) — sets the bar for market timing.

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: Barbara Walker El (math 35% / reading 36%, grade F, #1,946 of 4,322 statewide, top 45%, 663 students, 67% 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1208 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 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 $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

• It's been on market 271 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $235,294 (12.0% 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. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $279,359
• List price: $267,380
• Delta: -4.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Buffalo Bayou Way	0.33mi	4/2.0	1,689 (0%)	1mo	$276,380	$164	84
1553 Coldwater Way	0.20mi	3/2.0 (-1)	1,659 (-2%)	3mo	$270,156	$163	80
1556 Coldwater Way	0.22mi	3/2.0 (-1)	1,833 (+8%)	3mo	$287,041	$157	68
2521 Canadian Way	0.43mi	3/2.0 (-1)	1,621 (-4%)	2mo	$264,990	$163	67
2529 Canadian Way	0.46mi	4/2.0	1,805 (+7%)	2mo	$269,990	$150	65
2526 Canadian Way	0.46mi	3/2.0 (-1)	1,621 (-4%)	2mo	$269,990	$167	65
2530 Canadian Way	0.48mi	3/2.0 (-1)	1,621 (-4%)	2mo	$254,990	$157	64
2533 Canadian Way	0.48mi	3/2.0 (-1)	1,621 (-4%)	3mo	$269,990	$167	64
2531 Canadian Way	0.47mi	4/2.0	1,893 (+12%)	1mo	$274,990	$145	57
2536 Canadian Way	0.50mi	4/2.0	1,893 (+12%)	3mo	$264,990	$140	54
298 Lone Star Dr	0.54mi	3/2.0 (-1)	1,470 (-13%)	1mo	$329,250	$224	48
3520 Fox Valley Ln	0.63mi	4/2.0	1,902 (+13%)	2mo	$266,349	$140	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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-52,364
• Equity at exit: $41,653

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-54,564
• Equity at exit: $24,154

Cash invested: $78,221 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 81 under contract
• Months of supply: 3.5 mo (28%/mo absorbed)
• Median asking: $286,999 ($153/sqft)
• Median days on market: 15 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 1208
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,465
• Tax est. 1.5%: −$349 /mo · $4,190/yr
• Insurance: −$116
• HOA: −$42
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-112

Break-even live

Break-even rent $2,497

Max offer price $263,099

Occupancy floor 100%

Sensitivity live

Price	-10% $81	-5% $-16	+0% $-112	+5% $-209	+10% $-305
Rent	-10% $-298	-5% $-205	+0% $-112	+5% $-19	+10% $74
Rate	-1.0pp $28	-0.5pp $-41	base $-112	+0.5pp $-185	+1.0pp $-258

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: $69,840
• Closing costs: $8,381
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Panela Rd Crandall, TX	4.0	2.0	1840	$2,400	$1.30	5d	1	0.08mi
505 Briar Creek Dr Crandall, TX	3.0	1.0	1082	$1,400	$1.29	45d	1	0.53mi
639 Comal Dr Crandall, TX	3.0	2.0	1812	$2,200	$1.21	12d	1	1.00mi
108 N 4th St Crandall, TX	3.0	1.0	1222	$1,650	$1.35	45d	1	1.01mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	139d	1	1.02mi
686 Navasota Dr Crandall, TX	3.0	2.0	1869	$2,150	$1.15	55d	1	1.05mi
307 E Trunk St Crandall, TX	3.0	2.0	1568	$2,000	$1.28	44d	1	1.06mi
319 Pecos Dr Crandall, TX	3.0	2.0	1560	$1,965	$1.26	48d	1	1.13mi
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0–2.5	1533	$2,606	$1.70	0d	8	1.26mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,750	$1.29	87d	1	1.39mi

Listing history 50 events

1. 2026-09-23
   days on market $267,380 Active 271 DOM
2. 2026-09-22
   days on market $267,380 Active 270 DOM
3. 2026-09-21
   days on market $267,380 Active 269 DOM
4. 2026-09-20
   days on market $267,380 Active 268 DOM
5. 2026-09-19
   days on market $267,380 Active 267 DOM
6. 2026-09-18
   pricedays on market $267,380 Active 266 DOM
7. 2026-09-17
   days on market $275,880 Active 265 DOM
8. 2026-09-16
   days on market $275,880 Active 264 DOM
9. 2026-09-15
   days on market $275,880 Active 263 DOM
10. 2026-09-14
    days on market $275,880 Active 262 DOM
11. 2026-09-13
    days on market $275,880 Active 261 DOM
12. 2026-09-12
    days on market $275,880 Active 260 DOM
13. 2026-09-11
    days on market $275,880 Active 259 DOM
14. 2026-09-05
    days on market $275,880 Active 253 DOM
15. 2026-09-04
    days on market $275,880 Active 252 DOM
16. 2026-08-31
    days on market $275,880 Active 248 DOM
17. 2026-08-30
    days on market $275,880 Active 247 DOM
18. 2026-08-29
    days on market $275,880 Active 246 DOM
19. 2026-08-28
    days on market $275,880 Active 245 DOM
20. 2026-08-27
    days on market $275,880 Active 244 DOM
21. 2026-08-25
    days on market $275,880 Active 242 DOM
22. 2026-08-24
    days on market $275,880 Active 241 DOM
23. 2026-08-23
    days on market $275,880 Active 240 DOM
24. 2026-08-22
    days on market $275,880 Active 239 DOM
25. 2026-08-21
    days on market $275,880 Active 238 DOM
26. 2026-08-20
    days on market $275,880 Active 237 DOM
27. 2026-08-19
    days on market $275,880 Active 236 DOM
28. 2026-08-18
    days on market $275,880 Active 235 DOM
29. 2026-08-17
    days on market $275,880 Active 234 DOM
30. 2026-08-16
    days on market $275,880 Active 233 DOM
31. 2026-08-15
    days on market $275,880 Active 232 DOM
32. 2026-08-14
    days on market $275,880 Active 231 DOM
33. 2026-08-13
    days on market $275,880 Active 230 DOM
34. 2026-08-12
    days on market $275,880 Active 229 DOM
35. 2026-08-11
    days on market $275,880 Active 228 DOM
36. 2026-08-10
    days on market $275,880 Active 227 DOM
37. 2026-08-09
    days on market $275,880 Active 226 DOM
38. 2026-08-08
    days on market $275,880 Active 225 DOM
39. 2026-08-06
    days on market $275,880 Active 223 DOM
40. 2026-08-05
    days on market $275,880 Active 222 DOM
41. 2026-08-04
    days on market $275,880 Active 221 DOM
42. 2026-08-03
    days on market $275,880 Active 220 DOM
43. 2026-07-31
    days on market $275,880 Active 217 DOM
44. 2026-07-30
    days on market $275,880 Active 216 DOM
45. 2026-07-30
    days on market $275,880 Active 215 DOM
46. 2026-07-28
    days on market $275,880 Active 214 DOM
47. 2026-07-26
    days on market $275,880 Active 212 DOM
48. 2026-07-24
    days on market $275,880 Active 210 DOM
49. 2026-07-23
    days on market $275,880 Active 209 DOM
50. 2026-07-22
    days on market $275,880 Active 208 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: $28,257
• − Mortgage interest: −$15,648
• − Property taxes: −$4,190
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$504
• − Depreciation: −$8,127
• Taxable loss: −$6,131
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $123/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 None rehab

This single-story home is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Resale Kitchen appliances — Upgrading appliances can increase the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modernizing bathroom fixtures can enhance the home's appeal to potential buyers. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and increase its value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more potential buyers/tenants. ↑
• Both Landscaping maintenance — Regular landscaping maintenance can keep the property looking its best and attract more potential buyers/tenants. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Barbara Walker El F TX #1,946/4,322 Nat'l #22,764/41,679 Middle Crandall Middle F TX #646/1,662 Nat'l #6,005/14,009 High Crandall H S F TX #713/1,632 Nat'l #7,439/17,239

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

C Composite livability gradescore 68/100

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 · 138,716 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: 5% of renters

---

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

-5.4% since first listed

10 events — show timeline

• 2026-04-08 Relisted — Zillow
• 2026-04-08 Price Changed $275,880 Zillow
• 2026-04-03 Delisted — Zillow
• 2026-03-07 Price Changed $276,740 Zillow
• 2026-01-29 Price Changed $281,880 Zillow
• 2026-01-29 Relisted — Zillow
• 2026-01-17 Delisted — Zillow
• 2026-01-08 Price Changed $265,680 Zillow
• 2025-12-12 Price Changed $275,680 Zillow
• 2025-12-09 Listed $291,740 Zillow