1325 Thicket Ave · Crandall, TX 75114

$291,999

3 bd · 2.0 ba · 1,801 sqft · SingleFamily · 6 Days on market

Built 2025 Good condition 9,148 sqft lot Est $268k · 9% over $48/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 +11.5/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• ARV discount +3.5/15.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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, while two secondary bedrooms are near the front of the home, ideal for household members and overnight guests.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Spec home inventory type; Listing provided by Zillow (information deemed reliable but not guaranteed)
• Financial info: List price reported at $291,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family new construction (Nash plan); Active listing
• Exterior features: Address: 1325 Thicket Ave, Crandall, TX 75114

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,801 living area reported); New construction — Nash plan (Spec)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $292k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (14.5% below list).
• Recommended offer: $250k (14.5% below list) — sets the bar for 1% rule.

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.
• Market conditions: 787 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 34% 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 $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $249,648 (14.5% 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $268,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Balsam Ln	0.08mi	3/2.0	1,801 (0%)	0mo	$268,999	$149	96
1103 Sky Forest Ln	0.08mi	3/2.0	1,952 (+8%)	1mo	$288,049	$148	82
3523 Fox Valley Ln	0.54mi	3/2.0	1,801 (0%)	1mo	$267,949	$149	74
3518 Fox Valley Ln	0.55mi	3/2.0	1,801 (0%)	1mo	$265,589	$147	74
2537 Canadian Way	0.73mi	4/2.0 (+1)	1,805 (+0%)	0mo	$269,990	$150	60
2539 Canadian Way	0.73mi	4/2.0 (+1)	1,893 (+5%)	1mo	$274,990	$145	52
1550 Coldwater Way	0.52mi	3/2.5	2,059 (+14%)	1mo	$305,594	$148	49
2541 Canadian Way	0.74mi	3/2.0	1,621 (-10%)	1mo	$254,990	$157	48
3514 Fox Valley Ln	0.53mi	4/2.0 (+1)	2,062 (+14%)	1mo	$286,999	$139	45
2323 Buffalo Bayou Way	0.73mi	4/2.0 (+1)	1,962 (+9%)	2mo	$293,740	$150	45
2313 Buffalo Bayou Way	0.75mi	4/2.0 (+1)	1,962 (+9%)	2mo	$293,740	$150	44
1554 Coldwater Way	0.51mi	4/3.0 (+1)	2,059 (+14%)	2mo	$294,130	$143	42

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-53,218
• Equity at exit: $43,538

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-53,754
• Equity at exit: $25,247

Cash invested: $81,760 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$1,531
• Tax est. 1.5%: −$365 /mo · $4,380/yr
• Insurance: −$122
• HOA: −$48
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-94

Break-even live

Break-even rent $2,615

Max offer price $278,439

Occupancy floor 99%

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Boiling Springs Rd Crandall, TX	3.0–4.0	2.0	1497	$2,131	$1.42	1d	5	1.14mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	44d	1	1.24mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	1d	1	1.29mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	44d	1	1.33mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 11 events

1. 2026-06-18
   days on market $291,999 Active 6 DOM
2. 2026-06-17
   days on market $291,999 Active 5 DOM
3. 2026-06-16
   days on market $291,999 Active 4 DOM
4. 2026-06-15
   days on market $291,999 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $291,999 Active 1 DOM
6. 2026-06-09
   days on market $291,999 Active 7 DOM
7. 2026-06-08
   days on market $291,999 Active 6 DOM
8. 2026-06-07
   days on market $291,999 Active 5 DOM
9. 2026-06-04
   days on market $291,999 Active 2 DOM
10. 2026-06-02
    remarks 403-char remark
11. 2026-06-02
    listed $291,999 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: $29,958
• − Mortgage interest: −$16,356
• − Property taxes: −$4,380
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − HOA: −$576
• − Depreciation: −$8,495
• Taxable loss: −$6,102
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $340/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-story home is in good condition with a modern and well-maintained interior and exterior. It has a good potential for value increase with minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can increase the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can increase the home's appeal to potential buyers ↑

ⓘ 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

• 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