4480 Bonney Ave · Crandall, TX 75114

$226,490

4 bd · 2.5 ba · 1,549 sqft · SingleFamily · 15 Days on market

Built 2026 Fair condition 3,485 sqft lot Est $229k · at est. $39/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 +18.2/30.0
• ARV discount +8.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4480 Bonney Avenue in Crandall, TX. A beautiful new home in our Cartwright Mays community! This beautiful Cottage Style home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts beautifully designed siding elevations. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 36" cabinets with hidden hinges, stainless-steel appliances and wood plank laminate floors. The kitchen layout includes a built-in sink, dishwasher and a walk- in pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The vanity includes a sink and non-framed mirror, perfect for getting ready in the mornings. The primary bathroom also includes a walk-in closet. This plan includes laminate wood plank flooring one the first floor and ½" carpet on second floor (if applicable). Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

Key facts

• 3,485 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Municipal Utility District applies
• HOA & community: Mandatory HOA; Annual HOA fee (includes full use of facilities)

Exterior

• Parking: Driveway; Garage; Covered parking space; Attached 1-car garage
• Security: Burglar alarm; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: MUD water; MUD sewer
• Home design: Single-family residence; Two-story plan; New construction (incomplete)
• Construction: Built in 2026 (new construction - incomplete)
• Exterior features: Small lot in Cartwright Mays subdivision; Lot is less than 0.5 acre

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric cooktop; Electric oven; Electric range; Breakfast bar; Eat-in kitchen; Kitchen island
• Bedrooms: 4 bedrooms (primary suite on 2nd floor with separate shower and walk-in closet)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Open living/dining layout (1 living area, 1 dining area); Total of 7 rooms
• Laundry & utility: Washer/dryer connections (utility info consolidated with appliances)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $226k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $226k).
• Recommended offer: $223k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.3% in Crandall — 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 (#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: W A Martin El (math 41% / reading 32%, grade F, #1,883 of 4,322 statewide, top 44%, 644 students, 71% FRL) — zoned schools average 71% FRL vs 41% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 787 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 31% 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 $7k 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 15 days — a 2% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $223,092 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.01% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $229,252
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4176 Sunridge Dr	0.09mi	4/2.5	1,549 (0%)	0mo	$234,515	$151	96
4516 Bonney Ave	0.06mi	4/2.5	1,549 (0%)	2mo	$222,490	$144	95
4408 Bonney Ave	0.11mi	4/2.5	1,549 (0%)	2mo	$228,490	$148	93
4128 Sunridge Dr	0.13mi	4/2.5	1,549 (0%)	3mo	$226,490	$146	92
4116 Sunridge Dr	0.14mi	4/2.5	1,549 (0%)	4mo	$222,490	$144	90
4461 Bonney Ave	0.04mi	3/2.5 (-1)	1,419 (-8%)	6mo	$218,490	$154	74
4136 Sunridge Dr	0.12mi	3/2.5 (-1)	1,419 (-8%)	3mo	$218,490	$154	73

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-23,693
• Equity at exit: $33,770

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,719
• Equity at exit: $19,583

Cash invested: $63,417 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,188
• Tax est. 1.5%: −$283 /mo · $3,397/yr
• Insurance: −$94
• HOA: −$39
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $203

Break-even live

Break-even rent $2,031

Max offer price $226,490

Occupancy floor 86%

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: $56,622
• Closing costs: $6,795
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4484 Bonney Ave Crandall, TX	3.0	2.5	1206	$2,000	$1.66	1d	1	0.02mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	1d	1	0.91mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	13d	1	1.20mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	24d	1	1.25mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	17d	1	1.41mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	43d	1	1.46mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	43d	1	1.48mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: cable

Listing history 7 events

1. 2026-06-04
   status $226,490 Pending 15 DOM
2. 2026-06-03
   days on market $226,490 Active 15 DOM
3. 2026-06-02
   days on market $226,490 Active 14 DOM
4. 2026-06-01
   days on market $226,490 Active 13 DOM
5. 2026-05-31
   days on market $226,490 Active 12 DOM
6. 2026-05-21
   listed $230,680 Active 1474-char remark

   Show marketing remark (1474 chars)

   Welcome to 4480 Bonney Avenue in Crandall, TX. A beautiful new home in our Cartwright Mays community! This beautiful Cottage Style home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts beautifully designed siding elevations. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 36" cabinets with hidden hinges, stainless-steel appliances and wood plank laminate floors. The kitchen layout includes a built-in sink, dishwasher and a walk- in pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The vanity includes a sink and non-framed mirror, perfect for getting ready in the mornings. The primary bathroom also includes a walk-in closet. This plan includes laminate wood plank flooring one the first floor and ½" carpet on second floor (if applicable). Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

7. 2026-05-19
   listed $226,490 Active

ⓘ 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: $27,456
• − Mortgage interest: −$12,687
• − Property taxes: −$3,397
• − Insurance: −$1,132
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$468
• − Depreciation: −$6,589
• Taxable loss: −$1,210
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $2,730/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its condition and value. Key areas for improvement include painting, flooring, and exterior work.

Repairs flagged

• Minor Kitchen countertops — Wear and tear visible on the countertops.
• Minor Bathroom fixtures — Signs of wear on the fixtures.
• Moderate Exterior siding — Weathered appearance and could benefit from repainting.
• Minor Hardwood floors — Some wear visible on the hardwood floors.
• Minor Interior paint — Chipped paint in some areas.
• Minor Landscaping — Overgrown and could benefit from trimming and planting new shrubs.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Refinish hardwood floors — Refinished floors can enhance the home's appeal and value.
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and value.
• Both Trim and plant landscaping — A well-maintained landscape can significantly boost the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Wear and tear visible on the countertops.	Minor	$500–3,000
Bathroom fixtures · Signs of wear on the fixtures.	Minor	$500–3,000
Exterior siding · Weathered appearance and could benefit from repainting.	Moderate	$3,000–15,000
Hardwood floors · Some wear visible on the hardwood floors.	Minor	$500–3,000
Interior paint · Chipped paint in some areas.	Minor	$500–3,000
Landscaping · Overgrown and could benefit from trimming and planting new shrubs.	Minor	$500–3,000
Total estimated repair cost · 6 items		$5,500–30,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Refinish hardwood floors — Refinished floors can enhance the home's appeal and value. ↑
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and value. ↑
• Both Trim and plant landscaping — A well-maintained landscape can significantly boost the home's curb appeal and value. ↑

ⓘ 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
• 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: 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

+1.8% since first listed

2 events — show timeline

• 2026-05-21 Listed $230,680 Zillow
• 2026-05-19 Listed $226,490 NTREIS