211 Sunnyside Dr · Waxahachie, TX 75165

$220,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 28 Days on market

Built 1940 7,667 sqft lot Est $283k · 22% under

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home has a current lease term expiration of 5.31.2026. Please do not disturb without appointment. Pictures taken prior to tenant move-in. Welcome to this charming home with timeless appeal, right across from the elementary school. This 3 bed 2 bath home features two living areas, and beautiful hardwood floors that flow throughout, adding warmth and charm to every room. The two spacious living areas provide endless possibilities-perfect for creating a cozy family room, a sitting area, or even a home office. The kitchen features a large pantry and newer cabinets with a bar area for seating. The three bedrooms offer peaceful retreats, while the two full bathrooms ensure convenience for everyon

Key facts

• Newer cabinets
• Two living areas
• Bar area for seating

Tags

• TWO LIVING AREAS
• LARGE PANTRY
• NEWER CABINETS
• BAR AREA FOR SEATING
• TWO FULL BATHROOMS

Property features AI

Finance

• Other: Subdivision: Hilltop-Rev; Directions available to the property
• Financial info: Listing terms include Cash, Contact Agent, Conventional, FHA; Property listed For Sale (Active Under Contract) — possession subject to lease
• HOA & community: No association

Exterior

• Parking: Driveway parking; Outside parking (no garage or carport)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Cable available; Electricity available; Sewer available; Curbs
• Home design: Single-family residence; Two-story (one and one-half levels); Preowned (built in 1940); Not attached to other properties; No accessory unit
• Construction: Wood siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Fenced yard with wood fencing and gate; Corner lot; Cleared lot; Utilities easement

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Three bedrooms total; Primary bedroom located on the second level with an ensuite bath; Two additional bedrooms on the first level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Wall/window unit(s); Electric service available
• Interior features: Cable TV available; Eat-in kitchen; Pantry; Two living areas (including a great room and living room)
• Laundry & utility: Individual gas meter; Individual water meter

🏷️ Possibly a rental listed for sale. The $220,000 price doesn't fit this home's estimated sale value (~$283,092) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

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 $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.3% in Waxahachie — 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 78/100 on livability (#71 in TX, #2,592 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: commute F.
• Waxahachie ISD (suburban): math 45% / reading 44% proficiency, ranked #253 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dunaway El (math 44% / reading 45%, grade F, #1,155 of 4,322 statewide, top 29%, 454 students, 64% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 854 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/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.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $35k; list at $220k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.03% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $283,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Sunnyside Dr	0.00mi	3/2.0	1,522 (0%)	1mo	$220,000	$145	95
221 N Edgefield Rd	0.21mi	3/2.0	1,424 (-6%)	1mo	$299,900	$211	75
303 Pasley St	0.39mi	4/2.5 (+1)	1,510 (-1%)	2mo	$275,000	$182	68
905 Ellis St	0.25mi	4/1.0 (+1)	1,570 (+3%)	22mo	$285,000	$182	60
700 Ellis St	0.42mi	4/2.0 (+1)	1,608 (+6%)	7mo	$235,000	$146	56
205 N Edgefield Rd	0.30mi	3/2.0	1,310 (-14%)	10mo	$289,500	$221	51
513 Dillon St	0.59mi	3/2.0	1,649 (+8%)	10mo	$300,000	$182	46
109 Terra Verde Ct	0.45mi	2/2.0 (-1)	1,607 (+6%)	21mo	$299,000	$186	43
300 Haley Dr	0.61mi	3/2.5	1,633 (+7%)	14mo	$365,000	$224	42
105 Terra Verde Ct	0.45mi	2/2.0 (-1)	1,642 (+8%)	20mo	$284,500	$173	40
322 Woodside Trl	0.42mi	3/2.0	1,339 (-12%)	20mo	$379,000	$283	40
309 Haley Dr	0.60mi	3/2.5	1,669 (+10%)	20mo	$350,000	$210	33

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,711
• Equity at exit: $32,803

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,876
• Equity at exit: $19,022

Cash invested: $61,600 (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 75165

• Home prices YoY: -24.5%
• Rents YoY: 3.4%
• Active inventory: 854
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$347 /mo · $4,162/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $203

Break-even live

Break-even rent $2,015

Max offer price $220,000

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Woodside Trl Waxahachie, TX	3.0	2.0	1472	$2,650	$1.80	1d	1	0.51mi
420 W Franklin St Unit 3 Waxahachie, TX	2.0	1.0	1440	$1,625	$1.13	43d	1	1.01mi
408 Martin Luther King Junior Blvd Apt 302 Waxahachie, TX	2.0	2.0	1210	$1,850	$1.53	15d	1	1.05mi
115 Church St Waxahachie, TX	4.0	3.5	1914	$2,800	$1.46	7d	1	1.11mi
423 Dr Martin Luther King Jr Blvd Waxahachie, TX	2.0	1.0	1152	$1,395	$1.21	7d	1	1.11mi
113 Church St Waxahachie, TX	4.0	3.5	1892	$2,800	$1.48	1d	1	1.11mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   historical Active Option Contract
3. 2026-03-14
   listed $220,000 Active
4. 2025-04-14
   listed $214,900 Active
5. 2025-01-16
   historical $1,800
6. 2025-01-09
   listed $1,800
7. 2004-07-07
   soldstatus
8. 1986-08-14
   soldstatus $35,000

ⓘ 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: $4,162 · $347/mo
• Projected year-2 tax: $4,162 · $347/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,272
• − Mortgage interest: −$12,323
• − Property taxes: −$4,162
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,400
• Taxable loss: −$1,077
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $2,697/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: Waxahachie ISD
• NCES district ID: 4844730
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $59,434
• Composite: 39.14/100
• National rank: #4034
• State rank: #253 of 826 in TX

Livability — Waxahachie

• Score: 78/100
• State rank: #71
• US rank: #2592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waxahachie, TX
• County: Ellis County · 199,237 people
• City population: 67,417
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,513
• Household income: $86,391
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1365.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 26% Black 14% Two or more races 13%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.58%
• Current HPI: 255.0247
• Rent YoY: ▲ 3.40%
• 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

+528.6% since first listed

8 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-20 Contingent — NTREIS
• 2026-03-14 Listed $220,000 NTREIS
• 2025-04-14 Listed $214,900 NTREIS
• 2025-01-16 Rental Removed $1,800 NTREIS
• 2025-01-09 Listed for Rent $1,800 NTREIS
• 2004-07-07 Sold (Public Records) — Public Records
• 1986-08-14 Sold (Public Records) $35,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $4,162 · +14.0% YoY. Source: county tax records.