100 Kristen Dr · Grandview, TX 76050

$233,999

3 bd · 2.0 ba · 1,318 sqft · Land · 97 Days on market

Built 2025 9,043 sqft lot $178/sqft · 11% below area Est $262k · 11% under $42/mo HOA · 2% of rent ↓ 11% since listing

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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 +13.0/30.0
• ARV discount +12.3/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LENNAR at Vista Point - 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, dimensions 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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $234k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (22.0% below list).
• Recommended offer: $182k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Grandview — 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 79/100 on livability (#58 in TX, #2,227 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Grandview ISD (rural): math 62% / reading 56% proficiency, ranked #67 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandview El (math 64% / reading 59%, grade B, #355 of 4,322 statewide, top 8%, 638 students, 41% FRL); Grandview J H (math 56% / reading 50%, grade C+, #281 of 1,662 statewide, top 18%, 324 students, 40% FRL); Grandview H S (math 77% / reading 67%, grade B+, #95 of 1,632 statewide, top 7%, 441 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 114 active listings in the ZIP; 4 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; 2,152 units permitted in Johnson County in 2024 (76 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 $7k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $182,451 (22.0% 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 97 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (median comp): $262,101
• List price: $233,999
• Delta: -10.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-38,813
• Equity at exit: $34,890

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-35,151
• Equity at exit: $20,232

Cash invested: $65,520 (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 76050

• Home prices YoY: -13.3%
• Active inventory: 114
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$97
• HOA: −$42
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-13

Break-even live

Break-even rent $1,841

Max offer price $231,718

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $53	+0% $-13	+5% $-79	+10% $-145
Rent	-10% $-157	-5% $-85	+0% $-13	+5% $59	+10% $131
Rate	-1.0pp $105	-0.5pp $47	base $-13	+0.5pp $-74	+1.0pp $-135

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Scurlock St Grandview, TX	2.0	1.0	1000	$1,350	$1.35	45d	1	0.84mi
912 Cooksey Ct Unit B Grandview, TX	3.0	2.5	1584	$1,975	$1.25	0d	1	0.87mi
912 Cooksey Ct Unit A Grandview, TX	3.0	2.5	1584	$1,975	$1.25	45d	1	0.87mi
924 Cooksey Ct Unit B Grandview, TX	3.0	2.5	1584	$1,975	$1.25	0d	1	0.87mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 11 events

1. 2026-05-14
   price $233,999 544-char remark

   Show marketing remark (380 chars)

   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.

2. 2026-05-14
   price $233,999 380-char remark

   Show marketing remark (380 chars)

   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.

3. 2026-05-03
   price $236,999 380-char remark

   Show marketing remark (380 chars)

   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.

4. 2026-04-20
   soldstatus
5. 2026-04-14
   price $239,999 380-char remark

   Show marketing remark (380 chars)

   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.

6. 2026-04-09
   price $242,999 380-char remark

   Show marketing remark (380 chars)

   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.

7. 2026-02-26
   price $246,999 544-char remark

   Show marketing remark (544 chars)

   LENNAR at Vista Point - 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, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

8. 2026-02-23
   price $246,999 380-char remark

   Show marketing remark (380 chars)

   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.

9. 2026-02-15
   listed $263,999 Active 544-char remark

   Show marketing remark (544 chars)

   LENNAR at Vista Point - 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, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

10. 2026-02-14
    listed $263,999 Active 380-char remark

    Show marketing remark (380 chars)

    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.

11. 2025-12-19
    soldstatus

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $4,282 · $357/mo
• Expected delta: +$3,230/yr (+$269/mo · 307.1%)

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

Taxation est. · year 1

• Rental income: $21,894
• − Mortgage interest: −$13,108
• − Property taxes: −$1,052
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$504
• − Depreciation: −$6,807
• Taxable loss: −$4,250
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $865/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: Grandview ISD
• NCES district ID: 4821540
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $58,499
• Composite: 51.09/100
• National rank: #1767
• State rank: #67 of 826 in TX

Livability — Grandview

• Score: 79/100
• State rank: #58
• US rank: #2227

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, TX
• Population (ZIP): 7,178

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 5% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 1% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.89%
• Current HPI: 284.7756
• Rent YoY: —
• Metro: —
• 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

-11.4% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $233,999 NTREIS
• 2026-05-14 Price Changed $233,999 Zillow
• 2026-05-03 Price Changed $236,999 Zillow
• 2026-04-20 Sold (Public Records) — Public Records
• 2026-04-14 Price Changed $239,999 Zillow
• 2026-04-09 Price Changed $242,999 Zillow
• 2026-02-26 Price Changed $246,999 NTREIS
• 2026-02-23 Price Changed $246,999 Zillow
• 2026-02-15 Listed $263,999 NTREIS
• 2026-02-14 Listed $263,999 Zillow
• 2025-12-19 Sold (Public Records) — Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,052 · -1.4% YoY. Source: county tax records.