2723 Trail Ride Way · Heartland, TX 75114

$211,499

3 bd · 2.0 ba · 1,260 sqft · Land · 2 Days on market

Built 2025 4,792 sqft lot $168/sqft · at area comps Est $210k · at est. $575/mo HOA · 29% of rent

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Why this score? — see what drove the F 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 +7.1/15.0
• Cash flow +6.2/30.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR at Eastland - Beckman Floorplan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Adjoining bathroom
• Private corner
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• OWNER'S SUITE
• ADJOINING BATHROOM
• PRIVATE CORNER

Property features AI

Finance

• Other: Property restrictions by deed
• Financial info: Accepts Cash, Conventional, FHA, USDA and VA financing
• HOA & community: Mandatory homeowners association; Monthly association fee 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 detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: City water; City sewer; Concrete curbs and sidewalks; Located in a municipal utility district
• Home design: Single Family Residence; One story; Residential property; New construction completed in 2025; Smart home features enabled
• Construction: Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Breakfast bar; Built-in cabinets; Walk-in pantry; Water line to refrigerator; Plumbed for gas in kitchen
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with dual sinks, linen closet and walk-in closet
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas & electric); Central air (electric); ENERGY STAR qualified HVAC and equipment
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High-speed internet available; Pantry; Walk-in closet(s)
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $211k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (7.5% below list).
• Recommended offer: $143k (32.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: W A Martin El (math 41% / reading 32%, grade F, #1,883 of 4,322 statewide, top 44%, 644 students, 71% 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 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $143,264 (32.3% 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: 0.93% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 9.0

CMA / ARV

• ARV (median comp): $209,669
• List price: $211,499
• Delta: 1.59%
• 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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-58,555
• Equity at exit: $31,535

10-year hold

• IRR: -29.9%
• Equity multiple: -0.37×
• Total profit: $-81,373
• Equity at exit: $18,287

Cash invested: $59,220 (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: $1,956 high
• Mortgage (P&I): −$1,109
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$88
• HOA: −$575
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-386

Break-even live

Break-even rent $2,445

Max offer price $143,264

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-326	+0% $-386	+5% $-446	+10% $-506
Rent	-10% $-541	-5% $-464	+0% $-386	+5% $-309	+10% $-232
Rate	-1.0pp $-280	-0.5pp $-332	base $-386	+0.5pp $-441	+1.0pp $-497

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: $52,875
• Closing costs: $6,345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	45d	1	0.19mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,769	$1.06	1d	1	0.21mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	4d	1	0.22mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.26mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.27mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	26d	1	0.29mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	26d	1	0.29mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	1d	1	0.29mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	26d	1	0.30mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.30mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.30mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	45d	1	0.31mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.31mi
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,740	$1.43	1d	1	0.31mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.32mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.32mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	0.32mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	45d	1	0.33mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	26d	1	0.34mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	26d	1	0.34mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	45d	1	0.35mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	26d	1	0.41mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	45d	1	0.44mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	45d	1	0.53mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	8d	1	0.58mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	45d	1	0.60mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	3d	1	0.62mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	1d	1	0.65mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	45d	1	0.65mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	45d	1	0.67mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	45d	1	0.70mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	0.70mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	26d	1	0.70mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,242	$1.39	0d	1	0.71mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	26d	1	0.73mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	4d	1	0.73mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	45d	1	0.75mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	45d	1	0.79mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	45d	1	0.82mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	45d	1	0.85mi

HOA detail

• Monthly dues: $575 · $6,900/yr

Listing history 11 events

1. 2026-06-21
   statusdays on market $211,499 Pending 2 DOM
2. 2026-06-17
   remarks 520-char remark
3. 2026-06-17
   pricedays on marketlisting id $211,499 Active 1 DOM
4. 2026-06-17
   days on market $212,999 Active 26 DOM
5. 2026-06-16
   days on market $212,999 Active 25 DOM
6. 2026-06-15
   days on market $212,999 Active 24 DOM
7. 2026-06-13
   pricestatusdays on market $212,999 Active 22 DOM
8. 2026-05-16
   price $211,499 380-char remark
9. 2026-05-10
   price $212,499 380-char remark
10. 2026-05-05
    price $213,499 380-char remark
11. 2026-05-04
    listed $226,999 Active 380-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: $1,915 · $160/mo
• Projected year-2 tax: $3,870 · $323/mo
• Expected delta: +$1,956/yr (+$163/mo · 102.1%)

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

Taxation est. · year 1

• Rental income: $23,477
• − Mortgage interest: −$11,847
• − Property taxes: −$1,915
• − Insurance: −$1,057
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$6,900
• − Depreciation: −$6,153
• Taxable loss: −$8,152
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $-2,679/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

• 2026-06-19 Pending — NTREIS
• 2026-06-17 Listed $211,499 NTREIS

Property tax history

-5.8%/yr

Latest (2025): $1,915 · -5.8% YoY. Source: county tax records.