1401 Melody Cir · Kaufman, TX 75142

$131,631

3 bd · 2.0 ba · 1,122 sqft · SingleFamily public records · 9 Days on market

Built 2002 7,560 sqft lot Est $194k · 32% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NICE TWO BEDROOM, TWO FULL BATHROOMS WITH A ONE CAR GARAGE IS READY FOR YOUR ENJOYMENT IN A QUIET NEIGHBORHOOD.

Key facts

• 7,560 sq ft lot
• Garage
• Built 2002

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Treat as clear loan type; No second mortgage; Property listed as REO (Real Estate Owned)
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); Covered parking (1 space); Driveway; Concrete surfaces; Garage faces front
• Utilities: City water (individual water meter); City sewer (sewer available); Electricity available; Individual gas meter; Concrete listed under utilities
• Home design: Single-family residence; Residential property; Built in 2002; One story
• Construction: Year built 2002
• Exterior features: Lot less than 0.5 acre (approximately 0.1736 acres / 7,560 sq ft); Subdivision: HARMONY ESTATES; Directions: See GPS

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Other interior features; Wood-burning fireplace in the living room; 3 total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Cap rate 7.2% vs local median 4.1% in Kaufman — 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 68/100 on livability (#478 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Kaufman ISD (town): math 38% / reading 39% proficiency, ranked #437 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J R Phillips El (math 32% / reading 29%, grade F, #2,464 of 4,322 statewide, top 58%, 471 students, 78% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $910 of loan paydown is wiped out by about $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,631

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $194,106
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Melody Cir	0.00mi	3/2.0	1,122 (0%)	0mo	$131,631	$117	100
803 Melody Cir	0.09mi	3/2.0	1,157 (+3%)	11mo	$190,000	$164	81
1304 Melody Cir	0.03mi	3/2.0	1,216 (+8%)	18mo	$229,900	$189	70
904 Melody Cir	0.09mi	3/2.0	1,051 (-6%)	22mo	$187,000	$178	67
1601 Elizabeth St	0.46mi	3/2.0	1,274 (+14%)	10mo	$219,900	$173	48
2005 Rand Rd	0.33mi	3/2.0	1,280 (+14%)	16mo	$209,900	$164	48

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,537
• Equity at exit: $19,627

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,371
• Equity at exit: $11,381

Cash invested: $36,857 (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 75142

• Home prices YoY: -19.8%
• Active inventory: 274
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$690
• Tax from tax record: −$441 /mo · $5,292/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $104

Break-even live

Break-even rent $1,501

Max offer price $131,631

Occupancy floor 89%

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: $32,908
• Closing costs: $3,949
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Melody Cir Kaufman, TX	3.0	1.5	1288	$1,700	$1.32	44d	1	0.31mi
107 Love St Kaufman, TX	3.0	2.0	1116	$1,500	$1.34	43d	1	0.99mi
304 E Hickory St Unit A Kaufman, TX	3.0	2.0	1045	$1,550	$1.48	43d	1	1.33mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $131,631 Active
3. 2002-03-15
   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: $5,292 · $441/mo
• Projected year-2 tax: $5,292 · $441/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,591
• − Mortgage interest: −$7,373
• − Property taxes: −$5,292
• − Insurance: −$658
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,829
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,410/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: Kaufman ISD
• NCES district ID: 4825200
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $51,081
• Composite: 33.36/100
• National rank: #5485
• State rank: #437 of 826 in TX

Livability — Kaufman

• Score: 68/100
• State rank: #478
• US rank: #9602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaufman, TX
• Population (ZIP): 23,301

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 0.57)
• Race & ethnicity: White 53% Hispanic / Latino 39% Two or more races 23% Black 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30%

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: ▼ -64.48%
• Current HPI: 261.3091
• 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

3 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-21 Listed $131,631 NTREIS
• 2002-03-15 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,292 · -6.1% YoY. Source: county tax records.