609 Park Central · Chandler, TX 75758

$229,990

3 bd · 2.0 ba · 1,494 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 2-car garage $105/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.2/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Your New Home in Villas on Kidd Awaits! This beautiful 3-bedroom, 2-bath home was designed with today's buyers in mind. Our homes are thoughtfully crafted and offer an open living concept, durable vinyl plank in the main living spaces and plush carpet in the bedrooms, and a stylish kitchen featuring granite countertops, stainless steel appliances, and a breakfast bar that's perfect for casual dining or chatting with friends. Every detail was meticulous designed to combine style, comfort, and convenience.

Key facts

• Open living concept
• Tilt-sash windows
• Granite countertops

Tags

• OPEN LIVING CONCEPT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• TILT-SASH WINDOWS
• PROGRAMMABLE THERMOSTAT

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,643.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (11.0% below list).
• Recommended offer: $205k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.6% in Chandler — 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 70/100 on livability (#347 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Brownsboro J H (math 48% / reading 49%, grade C-, #392 of 1,662 statewide, top 24%, 405 students, 60% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 273 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $204,793 (11.0% 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. 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 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?
5. 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?
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: 0.79% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $259,643
• List price: $229,990
• Delta: -3.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Pin Oak	0.07mi	3/2.0	1,494 (0%)	0mo	$247,711	$166	96
1106 Ripplewood Cir	0.44mi	4/2.0 (+1)	1,510 (+1%)	3mo	$202,000	$134	70
1003 Ripplewood Cir	0.40mi	3/2.0	1,450 (-3%)	18mo	$249,990	$172	62
1004 River Oaks Dr	0.41mi	3/2.0	1,447 (-3%)	18mo	$264,490	$183	61
506 River Oaks Ln	0.51mi	3/2.0	1,450 (-3%)	17mo	$249,990	$172	57
102 Parker Oaks Dr	0.59mi	3/2.0	1,447 (-3%)	17mo	$259,990	$180	53
530 3rd St	0.54mi	3/1.5	1,633 (+9%)	14mo	$199,000	$122	46
1005 Ripplewood Cir	0.40mi	3/2.0	1,294 (-13%)	18mo	$236,990	$183	44
1002 River Oaks Ln	0.42mi	4/2.0 (+1)	1,649 (+10%)	18mo	$258,990	$157	43
1010 River Oaks Ln	0.44mi	4/2.0 (+1)	1,653 (+11%)	17mo	$268,990	$163	42
603 E River Oaks Ln	0.53mi	4/2.0 (+1)	1,706 (+14%)	6mo	$249,900	$146	42
1008 River Oaks Ln	0.42mi	4/2.0 (+1)	1,706 (+14%)	17mo	$258,990	$152	38

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-59,905
• Equity at exit: $38,714

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-74,860
• Equity at exit: $22,449

Cash invested: $72,700 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 7 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $258,995 ($176/sqft)
• Median days on market: 161 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: -1.3% vs current asking $/sqft

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

ZIP-level market 75758

• Home prices YoY: -27.6%
• Active inventory: 273
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$1,362
• Tax est. 1.5%: −$325 /mo · $3,895/yr
• Insurance: −$108
• HOA: −$105
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-281

Break-even live

Break-even rent $2,404

Max offer price $218,914

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-192	+0% $-281	+5% $-371	+10% $-461
Rent	-10% $-443	-5% $-362	+0% $-281	+5% $-201	+10% $-120
Rate	-1.0pp $-151	-0.5pp $-215	base $-281	+0.5pp $-349	+1.0pp $-417

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: $64,911
• Closing costs: $7,789
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Kidd Dr Unit 2A Chandler, TX	3.0	2.0	1500	$2,000	$1.33	62d	1	0.04mi
1008 N River Oaks Ln Chandler, TX	4.0	2.0	1706	$2,295	$1.35	62d	1	0.45mi

Property features AI

Finance

• Other: Subdivision: Villas on Kidd
• HOA & community: Homeowners association with an annual fee of $1,260 (approximately $105/month)

Exterior

• Parking: 2-car garageConcrete driveway/parking
• Utilities: Public waterPublic sewerCable availableUnderground utilities
• Home design: Single-family detachedSingle-storyNew construction
• Construction: Brick veneer constructionComposition roof
• Exterior features: PatioWood fencingCorner lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveGarbage disposal
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fans
• Interior features: Breakfast barWalk-in closetsPantrySmoke detectors
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $229,990 Active 9 DOM
2. 2026-08-07
   days on market $229,990 Active 8 DOM
3. 2026-08-06
   days on market $229,990 Active 7 DOM
4. 2026-08-05
   days on market $229,990 Active 6 DOM
5. 2026-08-04
   days on market $229,990 Active 5 DOM
6. 2026-08-03
   days on market $229,990 Active 4 DOM
7. 2026-07-30
   pricedays on marketlisting id $229,990 Active 1 DOM
8. 2026-07-29
   days on market $249,990 Active 12 DOM
9. 2026-07-27
   days on market $249,990 Active 10 DOM
10. 2026-07-25
    days on market $249,990 Active 8 DOM
11. 2026-07-24
    days on market $249,990 Active 7 DOM
12. 2026-07-23
    days on market $249,990 Active 6 DOM
13. 2026-07-22
    days on market $249,990 Active 5 DOM
14. 2026-07-21
    days on market $249,990 Active 4 DOM
15. 2026-07-18
    remarks 699-char remark
16. 2026-07-18
    pricedays on marketlisting id $249,990 Active 1 DOM
17. 2026-07-16
    days on market $239,990 Active 21 DOM
18. 2026-07-16
    days on market $239,990 Active 20 DOM
19. 2026-07-14
    days on market $239,990 Active 19 DOM
20. 2026-07-13
    days on market $239,990 Active 18 DOM
21. 2026-07-12
    days on market $239,990 Active 17 DOM
22. 2026-07-11
    days on market $239,990 Active 16 DOM
23. 2026-07-10
    days on market $239,990 Active 15 DOM
24. 2026-07-09
    days on market $239,990 Active 14 DOM
25. 2026-07-08
    days on market $239,990 Active 13 DOM
26. 2026-07-07
    days on market $239,990 Active 12 DOM
27. 2026-07-06
    days on market $239,990 Active 11 DOM
28. 2026-07-05
    days on market $239,990 Active 10 DOM
29. 2026-07-04
    days on market $239,990 Active 9 DOM
30. 2026-07-03
    days on market $239,990 Active 8 DOM
31. 2026-07-02
    days on market $239,990 Active 7 DOM
32. 2026-07-01
    days on market $239,990 Active 6 DOM
33. 2026-06-30
    days on market $239,990 Active 5 DOM
34. 2026-06-29
    days on market $239,990 Active 4 DOM
35. 2026-06-28
    days on market $239,990 Active 3 DOM
36. 2026-06-28
    days on market $239,990 Active 2 DOM
37. 2026-06-27
    pricedays on marketlisting id $239,990 Active 1 DOM
38. 2026-06-23
    days on market $249,990 Active 60 DOM
39. 2026-06-21
    days on market $249,990 Active 59 DOM
40. 2026-06-19
    days on market $249,990 Active 57 DOM
41. 2026-06-18
    days on market $249,990 Active 56 DOM
42. 2026-06-17
    days on market $249,990 Active 55 DOM
43. 2026-06-16
    days on market $249,990 Active 54 DOM
44. 2026-06-15
    days on market $249,990 Active 53 DOM
45. 2026-06-14
    days on market $249,990 Active 51 DOM
46. 2026-06-13
    days on market $249,990 Active 50 DOM
47. 2026-06-10
    days on market $249,990 Active 48 DOM
48. 2026-06-09
    days on market $249,990 Active 47 DOM
49. 2026-06-08
    days on market $249,990 Active 46 DOM
50. 2026-06-07
    days on market $249,990 Active 45 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: $24,575
• − Mortgage interest: −$14,544
• − Property taxes: −$3,895
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$1,260
• − Depreciation: −$7,553
• Taxable loss: −$7,907
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-1,480/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 · 13 photos

Good 85/100 Cosmetic rehab Est. rehab $7,470–$22,410 screening

This 3-bedroom, 2-bath home in the Villas on Kidd is in excellent condition with a good condition score of 85. It features an open floor plan, granite countertops, and Smart Home features. The exterior is well-maintained with a full 6ft privacy fence and Bermuda sodded landscaping. The home is ready for immediate occupancy and would benefit from some exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Smart home features — Improves convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Chandler El F TX #1,545/4,322 Nat'l #19,648/41,679 Middle Brownsboro J H C- TX #392/1,662 Nat'l #3,846/14,009 High Brownsboro H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

B Composite livability gradescore 70/100

Livability — Chandler

• Score: 70/100
• State rank: #347
• US rank: #7634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, TX
• County: Henderson · 80,471 people
• Population (ZIP): 10,357
• Household income: $58,587
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 7% of renters

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Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.16%
• Current HPI: 192.0837
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• Other: Subdivision: Villas on Kidd
• HOA & community: Homeowners association with an annual fee of $1,260 (approximately $105/month)

Exterior

• Parking: 2-car garageConcrete driveway/parking
• Utilities: Public waterPublic sewerCable availableUnderground utilities
• Home design: Single-family detachedSingle-storyNew construction
• Construction: Brick veneer constructionComposition roof
• Exterior features: PatioWood fencingCorner lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeMicrowaveGarbage disposal
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central airCeiling fans
• Interior features: Breakfast barWalk-in closetsPantrySmoke detectors
• Laundry & utility: Electric water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-07-17 Listed $249,990 GTAR
• 2026-03-25 Price Changed $249,990 GTAR