484 Hundred Acre Dr · Waxahachie, TX 75165

$359,990

4 bd · 3.0 ba · 2,152 sqft · SingleFamily · 135 Days on market

Built 2025 Excellent condition 7,200 sqft lot $167/sqft · 11% below area Est $402k · 11% under $50/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).

• ARV discount +12.3/15.0
• Cash flow +7.3/30.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21220323 - Built by Trophy Signature Homes - Jun 2026 completion! ~ Perfect proportions and an abundance of well-placed features make the Oscar a blockbuster design you'll love coming home to. Say hello to the sun as it streams through oversized windows in your primary suite. Just around the corner is your home office, an inviting space that encourages creativity and offers an escape to the back patio or the ultra-modern kitchen when it's time for a break. Life is centered in the great room with a cozy family room, chic dining area and an ultra-modern kitchen. Three additional bedrooms located near the front of the house are private, quiet and serene.

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (27.8% below list).
• Recommended offer: $260k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.2% 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: Shackelford El (math 56% / reading 52%, grade C, #664 of 4,322 statewide, top 16%, 476 students, 42% FRL); Howard J H (math 45% / reading 41%, grade D-, #540 of 1,662 statewide, top 33%, 758 students, 49% FRL); Waxahachie H S (math 38% / reading 46%, grade F, #730 of 1,632 statewide, top 47%, 2,963 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 1068 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 36% 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 $11k 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 135 days — a 12% lower offer ($317k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,938 (27.8% 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 135 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (median comp): $402,490
• List price: $359,990
• Delta: -10.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
493 Hundred Acre Dr	0.04mi	4/3.0	2,152 (0%)	0mo	$369,990	$172	98
476 Hundred Acre Dr	0.02mi	4/3.0	2,152 (0%)	1mo	$364,990	$170	98
492 Hundred Acre Dr	0.02mi	4/3.0	2,447 (+14%)	1mo	$399,990	$163	75
480 Hundred Acre Dr	0.01mi	4/3.0	2,466 (+15%)	1mo	$404,990	$164	75
445 Hundred Acre Dr	0.11mi	4/3.0	2,444 (+14%)	1mo	$394,990	$162	71
2212 Vista Way	0.26mi	3/2.0 (-1)	2,060 (-4%)	1mo	$350,000	$170	71
561 Baffin Bay Dr	0.20mi	3/2.0 (-1)	2,002 (-7%)	0mo	$359,000	$179	70
478 Red Maple Rd	0.43mi	4/2.0	2,028 (-6%)	1mo	$399,900	$197	65
1808 Peace Lily Ln	0.55mi	3/3.0 (-1)	2,280 (+6%)	1mo	$464,990	$204	59
1808 Peace Lily Ln	0.55mi	3/2.0 (-1)	2,282 (+6%)	1mo	$437,304	$192	55
297 Sparkling Springs Dr	0.69mi	4/2.0	2,042 (-5%)	1mo	$384,900	$188	54
141 Country Dr	0.53mi	3/2.0 (-1)	2,003 (-7%)	1mo	$389,000	$194	54

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-88,059
• Equity at exit: $53,676

10-year hold

• IRR: -20.9%
• Equity multiple: -0.11×
• Total profit: $-111,769
• Equity at exit: $31,125

Cash invested: $100,797 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 65 active · 45 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $419,990 ($178/sqft)
• Median days on market: 73 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75165

• Home prices YoY: -24.5%
• Rents YoY: 3.4%
• Active inventory: 1068
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$50
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-484

Break-even live

Break-even rent $3,212

Max offer price $289,911

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-360	+0% $-484	+5% $-609	+10% $-733
Rent	-10% $-690	-5% $-587	+0% $-484	+5% $-382	+10% $-279
Rate	-1.0pp $-303	-0.5pp $-393	base $-484	+0.5pp $-578	+1.0pp $-672

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: $89,998
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Leopold Trl Waxahachie, TX	4.0	3.0	2185	$2,625	$1.20	12d	1	0.14mi
1909 Ethereal Ln Waxahachie, TX	3.0	2.5	1663	$2,400	$1.44	92d	1	0.46mi
1873 Ethereal Ln Waxahachie, TX	3.0	2.5	1680	$2,350	$1.40	92d	1	0.51mi
152 Aucuba Ln Waxahachie, TX	4.0	2.0	2140	$2,795	$1.31	34d	1	0.60mi
116 Aucuba Ln Waxahachie, TX	4.0	2.0	2140	$2,850	$1.33	92d	1	0.61mi
2186 Liriope Ln Waxahachie, TX	4.0	3.0	2590	$2,829	$1.09	71d	1	0.67mi
217 Resting Place Rd Waxahachie, TX	3.0	3.0	2533	$2,800	$1.11	71d	1	0.82mi
217 Resting Place Rd Waxahachie, TX	3.0	3.0	2521	$2,800	$1.11	73d	1	0.82mi
334 Sahara Dr Waxahachie, TX	4.0	2.5	2254	$2,895	$1.28	48d	1	0.86mi
128 Jennings Dr Waxahachie, TX	4.0	2.0	1837	$2,450	$1.33	38d	1	1.01mi
3000 Huntington Ct Waxahachie, TX	3.0	2.0	1652	$2,020	$1.22	0d	1	1.21mi
1566 Country Crest Dr Waxahachie, TX	4.0	2.5	2568	$2,900	$1.13	92d	1	1.31mi
3016 Coventry Ln Waxahachie, TX	3.0	2.0	2005	$3,000	$1.50	53d	1	1.33mi
2121 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	92d	1	1.40mi
2133 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	64d	1	1.41mi
2133 Layla Dr Waxahachie, TX	3.0	2.5	1646	$2,350	$1.43	92d	1	1.42mi
2121 Luna Dr Waxahachie, TX	3.0	2.5	1780	$2,195	$1.23	73d	1	1.43mi
102 Monarch Ct Waxahachie, TX	3.0	2.0	1589	$2,100	$1.32	37d	1	1.43mi
229 Silver Spur Dr Waxahachie, TX	4.0	2.0	2146	$2,496	$1.16	42d	1	1.43mi
215 Nottingham Dr Waxahachie, TX	4.0	2.0	2065	$9,750	$4.72	71d	1	1.45mi
215 Nottingham Dr Unit 1019588P Waxahachie, TX	4.0	2.0	2055	$12,090	$5.88	71d	1	1.45mi
2859 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,400	$1.55	92d	1	1.45mi
2863 Amelia Ln Waxahachie, TX	3.0	2.5	1647	$2,400	$1.46	92d	1	1.45mi
2867 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	52d	1	1.45mi
2867 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	92d	1	1.45mi
2871 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	51d	1	1.46mi
2871 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	92d	1	1.46mi
2875 Amelia Ln Waxahachie, TX	3.0	2.5	1544	$2,300	$1.49	56d	1	1.46mi
2883 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	56d	1	1.47mi
2883 Amelia Ln Waxahachie, TX	3.0	2.5	1646	$2,400	$1.46	25d	1	1.47mi
111 Cambridge St Waxahachie, TX	3.0	2.0	1770	$2,400	$1.36	60d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $359,990 Active 135 DOM
2. 2026-08-06
   days on market $359,990 Active 133 DOM
3. 2026-08-05
   days on market $359,990 Active 132 DOM
4. 2026-08-04
   days on market $359,990 Active 131 DOM
5. 2026-08-03
   days on market $359,990 Active 130 DOM
6. 2026-07-31
   days on market $359,990 Active 127 DOM
7. 2026-07-30
   days on market $359,990 Active 126 DOM
8. 2026-07-30
   days on market $359,990 Active 125 DOM
9. 2026-07-28
   days on market $359,990 Active 124 DOM
10. 2026-07-26
    days on market $359,990 Active 122 DOM
11. 2026-07-24
    days on market $359,990 Active 120 DOM
12. 2026-07-23
    days on market $359,990 Active 119 DOM
13. 2026-07-22
    days on market $359,990 Active 118 DOM
14. 2026-07-21
    days on market $359,990 Active 117 DOM
15. 2026-07-20
    days on market $359,990 Active 116 DOM
16. 2026-07-18
    days on market $359,990 Active 114 DOM
17. 2026-07-18
    days on market $359,990 Active 113 DOM
18. 2026-07-16
    days on market $359,990 Active 112 DOM
19. 2026-07-15
    days on market $359,990 Active 111 DOM
20. 2026-07-14
    days on market $359,990 Active 110 DOM
21. 2026-07-13
    days on market $359,990 Active 109 DOM
22. 2026-07-13
    days on market $359,990 Active 108 DOM
23. 2026-07-11
    days on market $359,990 Active 107 DOM
24. 2026-07-10
    days on market $359,990 Active 106 DOM
25. 2026-07-09
    pricedays on market $359,990 Active 105 DOM
26. 2026-07-07
    days on market $364,990 Active 103 DOM
27. 2026-07-06
    days on market $364,990 Active 102 DOM
28. 2026-07-06
    days on market $364,990 Active 101 DOM
29. 2026-07-05
    days on market $364,990 Active 100 DOM
30. 2026-07-03
    days on market $364,990 Active 99 DOM
31. 2026-07-02
    days on market $364,990 Active 98 DOM
32. 2026-07-01
    days on market $364,990 Active 97 DOM
33. 2026-06-30
    days on market $364,990 Active 96 DOM
34. 2026-06-29
    days on market $364,990 Active 95 DOM
35. 2026-06-28
    days on market $364,990 Active 94 DOM
36. 2026-06-27
    days on market $364,990 Active 93 DOM
37. 2026-06-26
    days on market $364,990 Active 92 DOM
38. 2026-06-24
    days on market $364,990 Active 90 DOM
39. 2026-06-22
    days on market $364,990 Active 88 DOM
40. 2026-06-21
    days on market $364,990 Active 87 DOM
41. 2026-06-18
    days on market $364,990 Active 84 DOM
42. 2026-06-17
    days on market $364,990 Active 83 DOM
43. 2026-06-16
    days on market $364,990 Active 82 DOM
44. 2026-06-15
    days on market $364,990 Active 81 DOM
45. 2026-06-13
    pricedays on market $364,990 Active 79 DOM
46. 2026-06-13
    days on market $367,490 Active 78 DOM
47. 2026-06-09
    days on market $367,490 Active 75 DOM
48. 2026-06-08
    days on market $367,490 Active 74 DOM
49. 2026-06-07
    days on market $367,490 Active 73 DOM
50. 2026-06-04
    days on market $367,490 Active 70 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 24 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: $31,193
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$600
• − Depreciation: −$10,472
• Taxable loss: −$12,236
• Est. tax savings @ 24.0%: +$2,937
• After-tax cash flow: $-2,875/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 · 6 photos

Excellent 100/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior. It has a good resale and rental value with potential for minor improvements to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Painting interior walls — Fresh paint can make the home more appealing ↑
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Shackelford El C TX #664/4,322 Nat'l #10,700/41,679 Middle Howard J H D- TX #540/1,662 Nat'l #5,160/14,009 High Waxahachie H S F TX #730/1,632 Nat'l #7,572/17,239

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

B Composite livability gradescore 78/100

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 · 194,556 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: 14% of renters

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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%

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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%

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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

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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

+0.0% since first listed

2 events — show timeline

• 2026-03-26 Listed $367,490 NTREIS
• 2026-03-25 Listed $367,490 Zillow