1108 Savannah Dr · Ennis, TX 75119

$189,900

3 bd · 2.0 ba · 2,008 sqft · SingleFamily public records · 80 Days on market

Built 1983 0.31 ac lot $95/sqft · 25% below area Est $252k · 25% under ↓ 9% since listing

---

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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features a thoughtfully converted garage, creating a spacious family room perfect for movie nights, game days, or a cozy gathering space that actually fits everyone. Need even more room? You’ve got it. An additional flex space at the back of the home offers endless possibilities think TV room, sunroom, home office, playroom, workout space… you decide. Outside, you’ll find two storage sheds, giving you room for tools, hobbies, seasonal décor, or finally starting that Pinterest project board you’ve been saving for three years. Yes, the home could use a little love but that’s exactly where the magic is. With solid bones and flexible layout options, this property is ideal for buyers ready to add their personal touch and build instant equity. And the best part? It’s priced to sell making it an exceptional opportunity for investors, first-time buyers, or anyone who sees potential where others see paint samples. If you’ve been waiting for the right canvas to create something special, this is it.

Key facts

• Flex space
• Converted garage
• Two storage sheds

Tags

• CONVERTED GARAGE
• FLEX SPACE
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.5% in Ennis — 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 71/100 on livability (#304 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Ennis ISD (rural): math 41% / reading 39% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 363 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 ($77k/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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 33% 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $251,679
• List price: $189,900
• Delta: -24.55%
• 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
3204 Charleston Dr	0.56mi	4/2.0 (+1)	1,864 (-7%)	0mo	$288,990	$155	56
3304 Charleston Dr	0.56mi	4/2.0 (+1)	1,864 (-7%)	1mo	$292,990	$157	56
3102 Charleston Dr	0.56mi	4/2.0 (+1)	1,864 (-7%)	2mo	$292,990	$157	55
3006 Charleston Dr	0.56mi	4/2.0 (+1)	1,864 (-7%)	2mo	$321,990	$173	55
3315 Melissa Rd	0.60mi	4/2.0 (+1)	1,864 (-7%)	3mo	$298,990	$160	53
907 Barton Dr	0.66mi	4/2.0 (+1)	1,875 (-7%)	3mo	$309,990	$165	51
1001 Barton Dr	0.66mi	4/2.0 (+1)	1,875 (-7%)	5mo	$299,490	$160	49
1008 Barton Dr	0.63mi	4/2.0 (+1)	1,836 (-9%)	6mo	$298,490	$163	47
1000 Barton Dr	0.63mi	4/2.0 (+1)	1,790 (-11%)	2mo	$285,990	$160	46
1005 Barton Dr	0.65mi	4/2.0 (+1)	1,790 (-11%)	2mo	$299,990	$168	45
804 Barton Dr	0.63mi	4/2.0 (+1)	1,790 (-11%)	4mo	$292,490	$163	44
806 Barton Dr	0.63mi	4/3.0 (+1)	2,242 (+12%)	6mo	$320,490	$143	37

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,476
• Equity at exit: $28,315

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-6,618
• Equity at exit: $16,419

Cash invested: $53,172 (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 75119

• Rents YoY: 3.0%
• Active inventory: 363
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$996
• Tax from tax record: −$425 /mo · $5,104/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $145

Break-even live

Break-even rent $1,899

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Vicksburg Dr Ennis, TX	4.0	2.0	1759	$1,970	$1.12	15d	1	0.18mi
1001 Odlozil Ln Ennis, TX	4.0	2.0	1720	$1,899	$1.10	25d	1	0.30mi
1213 Wildflower St Ennis, TX	4.0	2.0	1696	$2,100	$1.24	2d	1	0.35mi
907 Wildflower St Ennis, TX	4.0	2.0	1720	$2,199	$1.28	6d	1	0.40mi
1200 Canterbury Ln Ennis, TX	3.0	2.0	1508	$2,250	$1.49	10d	1	0.49mi
1215 Knoll Dr Ennis, TX	4.0	2.0	1609	$2,050	$1.27	3d	1	0.62mi

Listing history 17 events

1. 2026-06-08
   statusdays on market $189,900 Pending 80 DOM
2. 2026-06-07
   days on market $189,900 Active Option Contract 79 DOM
3. 2026-06-04
   days on market $189,900 Active Option Contract 76 DOM
4. 2026-06-03
   days on market $189,900 Active Option Contract 75 DOM
5. 2026-06-02
   days on market $189,900 Active Option Contract 74 DOM
6. 2026-06-01
   days on market $189,900 Active Option Contract 73 DOM
7. 2026-05-31
   days on market $189,900 Active Option Contract 72 DOM
8. 2026-04-08
   price $189,900 1070-char remark

   Show marketing remark (1070 chars)

   This home features a thoughtfully converted garage, creating a spacious family room perfect for movie nights, game days, or a cozy gathering space that actually fits everyone. Need even more room? You’ve got it. An additional flex space at the back of the home offers endless possibilities think TV room, sunroom, home office, playroom, workout space… you decide. Outside, you’ll find two storage sheds, giving you room for tools, hobbies, seasonal décor, or finally starting that Pinterest project board you’ve been saving for three years. Yes, the home could use a little love but that’s exactly where the magic is. With solid bones and flexible layout options, this property is ideal for buyers ready to add their personal touch and build instant equity. And the best part? It’s priced to sell making it an exceptional opportunity for investors, first-time buyers, or anyone who sees potential where others see paint samples. If you’ve been waiting for the right canvas to create something special, this is it.

9. 2026-03-20
   listed $200,000 Active 1070-char remark

   Show marketing remark (1070 chars)

   This home features a thoughtfully converted garage, creating a spacious family room perfect for movie nights, game days, or a cozy gathering space that actually fits everyone. Need even more room? You’ve got it. An additional flex space at the back of the home offers endless possibilities think TV room, sunroom, home office, playroom, workout space… you decide. Outside, you’ll find two storage sheds, giving you room for tools, hobbies, seasonal décor, or finally starting that Pinterest project board you’ve been saving for three years. Yes, the home could use a little love but that’s exactly where the magic is. With solid bones and flexible layout options, this property is ideal for buyers ready to add their personal touch and build instant equity. And the best part? It’s priced to sell making it an exceptional opportunity for investors, first-time buyers, or anyone who sees potential where others see paint samples. If you’ve been waiting for the right canvas to create something special, this is it.

10. 2020-12-17
    soldstatus
11. 2020-12-16
    soldstatus Sold 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

12. 2020-12-02
    status Pending 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

13. 2020-11-28
    historical Active Option Contract 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

14. 2020-11-18
    price $189,000 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

15. 2020-11-09
    price $199,000 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

16. 2020-11-03
    listed $209,000 Active 749-char remark

    Show marketing remark (749 chars)

    ACT FAST! $10,000 PRICE DROP & will now pay up to $4,000 towards buyer's closing costs! ONE-OWNER brick home, on one-third acre lot. Huge DECK in front & mature trees. Kitchen open to main living with large walk in pantry. Enjoy family time in front of the gas fireplace. Need extra space? Second living is ENORMOUS! Work from home? Take that business to the office (not incl. in living sq.ft.) at the back of the home. Hall bath offers walk in shower. Master has tub-shower combo & walk in closet. Need storage space? CHECK! Need a 'she-shed'? CHECK! Quick access to HWY 287 & schools. Water heater & dishwasher<1yr old. HVAC in<4yrs, outside <2 yrs w-new compressor. New ext. paint. Roof 2010. Great home. Great price!

17. 1984-03-22
    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: $5,104 · $425/mo
• Projected year-2 tax: $5,104 · $425/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 33% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,996
• − Mortgage interest: −$10,637
• − Property taxes: −$5,104
• − Insurance: −$950
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$5,524
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $2,036/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: Ennis ISD
• NCES district ID: 4818540
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $46,105
• Composite: 34.14/100
• National rank: #5283
• State rank: #411 of 826 in TX

Livability — Ennis

• Score: 71/100
• State rank: #304
• US rank: #6893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ennis, TX
• County: Ellis County · 199,237 people
• City population: 31,866
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,866
• Household income: $77,053
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 784.0

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 47% Hispanic / Latino 41% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 69% English-only · Spanish 29% Other Indo-European 1%

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: ▼ -207.30%
• Current HPI: 253.0134
• Rent YoY: ▲ 2.95%
• 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

-9.1% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $189,900 NTREIS
• 2026-03-20 Listed $200,000 NTREIS
• 2020-12-17 Sold (Public Records) — Public Records
• 2020-12-16 Sold (MLS) — NTREIS
• 2020-12-02 Pending — NTREIS
• 2020-11-28 Contingent — NTREIS
• 2020-11-18 Price Changed $189,000 NTREIS
• 2020-11-09 Price Changed $199,000 NTREIS
• 2020-11-03 Listed $209,000 NTREIS
• 1984-03-22 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,104 · +0.1% YoY. Source: county tax records.