RANGER Plan · Crandall, TX 75114

$197,990

3 bd · 2.5 ba · 1,206 sqft · SingleFamily · 5 Days on market

Good condition

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the 1206 Ranger COTTAGE SERIES floorplan! This charming Cottage Style home plan seamlessly blends elegance and practicality, perfect for a variety of family needs. The exterior of this home showcases custom architectural details with beautifully designed siding elevations, giving it a timeless and inviting curb appeal. A welcoming covered front porch leads you to the raised-panel fiberglass insulated front door, with decorative door options available to further enhance the entrance. Upon entering, you're greeted by a bright and airy foyer that opens into the heart of the home. The kitchen is a true highlight, featuring 36" cabinets with hidden hinges for a sleek look, stainle

Key facts

• Covered front porch
• 36 inch cabinets
• Listed 5 days

Tags

• COTTAGE SERIES FLOORPLAN
• CUSTOM ARCHITECTURAL DETAILS
• COVERED FRONT PORCH
• BRIGHT AND AIRY FOYER
• 36 INCH CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: List price $197,990

Exterior

• Home design: Single-family plan home; Listed as active
• Exterior features: Selling from Crane Xing, Crandall, TX

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Plan home (RANGER)

🏗️ New construction. The $197,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,874.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• 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.
• 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).

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.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $197,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $215,874
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4297 Tafoya Ln	0.08mi	3/2.5	1,206 (0%)	7mo	$193,990	$161	90
4053 Quarry St	0.05mi	2/2.5 (-1)	1,130 (-6%)	3mo	$203,990	$181	80
4108 Sunridge Dr	0.08mi	2/2.5 (-1)	1,130 (-6%)	2mo	$202,490	$179	79

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,914
• Equity at exit: $32,188

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,167
• Equity at exit: $18,665

Cash invested: $60,445 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,132
• Tax est. 1.5%: −$270 /mo · $3,238/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $205

Break-even live

Break-even rent $1,888

Max offer price $215,874

Occupancy floor 85%

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: $53,968
• Closing costs: $6,476
• 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	0.09mi
4624 Verdin St Crandall, TX	3.0	2.0	1390	$1,950	$1.40	1d	1	0.89mi
4171 Silverstein St Crandall, TX	3.0	2.0	1311	$1,900	$1.45	12d	1	1.14mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	24d	1	1.21mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	16d	1	1.35mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	43d	1	1.41mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	43d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $197,990 Active 5 DOM
2. 2026-06-17
   days on market $197,990 Active 4 DOM
3. 2026-06-16
   days on market $197,990 Active 3 DOM
4. 2026-06-15
   days on market $197,990 Active 2 DOM
5. 2026-06-13
   remarks 694-char remark
6. 2026-06-13
   listed $197,990 Active 1 DOM

ⓘ 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: $25,770
• − Mortgage interest: −$12,092
• − Property taxes: −$3,238
• − Insurance: −$1,079
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$6,280
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $2,706/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 · 7 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good curb appeal and a modern interior. It has potential for further enhancing its value through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen, enhancing resale value.
• Rental Bathroom vanity and fixtures — Upgrading vanity and fixtures can improve the rental experience and attract tenants.
• Both Smart home integration — Adding smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen, enhancing resale value. ↑
• Rental Bathroom vanity and fixtures — Upgrading vanity and fixtures can improve the rental experience and attract tenants. ↑
• Both Smart home integration — Adding smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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