Beckman Plan · Crandall, TX 75114

$246,499

3 bd · 2.0 ba · 1,302 sqft · SingleFamily · 688 Days on market

Excellent condition ↓ 1% since listing

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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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Attractions nearby
• Community center
• Brand-new community

Tags

• BRAND-NEW COMMUNITY
• COMMUNITY CENTER
• SWIMMING POOL
• PLAYGROUND AND PARKS
• ATTRACTIONS NEARBY
• LOCAL EVENTS

🏗️ New construction. The $246,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,876.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (13.1% below list).
• Recommended offer: $214k (13.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Nola Kathryn Wilson El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 596 students, 59% FRL); Crandall Middle (math 38% / reading 42%, grade F, #646 of 1,662 statewide, top 40%, 983 students, 60% FRL); Crandall H S (math 33% / reading 53%, grade F, #713 of 1,632 statewide, top 44%, 1,707 students, 56% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 956 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 688 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Recommended offer $214,169 (13.1% 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 688 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $271,876
• List price: $246,499
• Delta: -9.33%
• 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
2146 Thornton Dr	0.10mi	3/2.0	1,294 (-1%)	4mo	$262,490	$203	91
2118 Thornton Dr	0.16mi	3/2.0	1,294 (-1%)	3mo	$258,490	$200	89
2319 Rosebriar St	0.17mi	3/2.0	1,294 (-1%)	4mo	$260,490	$201	87
2223 Peregrine Way	0.27mi	3/2.0	1,294 (-1%)	3mo	$260,490	$201	83
3106 Maplehurst Ave	0.36mi	3/2.0	1,302 (0%)	4mo	$210,499	$162	80
3011 Kleinbrook Way	0.35mi	3/2.0	1,302 (0%)	4mo	$207,974	$160	80
3133 Maplehurst Ave	0.41mi	3/2.0	1,302 (0%)	4mo	$208,199	$160	78
3346 Meadowleaf Rd	0.47mi	3/2.0	1,302 (0%)	2mo	$226,499	$174	76
2142 Thornton Dr	0.11mi	3/2.0	1,473 (+13%)	4mo	$271,960	$185	70
2122 Thornton Dr	0.15mi	3/2.0	1,473 (+13%)	4mo	$265,990	$181	68
1107 Barkridge St	0.27mi	3/2.0	1,458 (+12%)	4mo	$257,185	$176	64
1322 Olivewood Pl	0.32mi	3/2.0	1,458 (+12%)	2mo	$259,490	$178	63

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-55,930
• Equity at exit: $40,538

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-63,903
• Equity at exit: $23,507

Cash invested: $76,125 (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: 15 active · 6 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $274,490 ($182/sqft)
• Median days on market: 56 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +14.6% above current asking $/sqft

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

ZIP-level market 75114

• Home prices YoY: -26.7%
• Active inventory: 956
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,078/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-187

Break-even live

Break-even rent $2,378

Max offer price $244,826

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-93	+0% $-187	+5% $-281	+10% $-375
Rent	-10% $-356	-5% $-272	+0% $-187	+5% $-102	+10% $-18
Rate	-1.0pp $-50	-0.5pp $-118	base $-187	+0.5pp $-257	+1.0pp $-329

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: $67,969
• Closing costs: $8,156
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	56d	1	0.31mi
1322 Olivewood Pl Crandall, TX	3.0	2.0	1458	$2,100	$1.44	48d	1	0.31mi
505 S 5th St Crandall, TX	3.0	2.0	1360	$1,750	$1.29	41d	1	1.23mi
307 E Trunk St Crandall, TX	3.0	2.0	1568	$2,200	$1.40	21d	1	1.39mi
205 E Gleason St Crandall, TX	2.0	1.0	1000	$1,465	$1.47	10d	1	1.39mi
106 W Church St Crandall, TX	2.0	1.0	984	$1,400	$1.42	28d	1	1.46mi
107 Haymeadow Dr Crandall, TX	3.0	2.0	1746	$2,100	$1.20	20d	1	1.46mi
106 N 4th St Crandall, TX	3.0	2.0	1200	$2,000	$1.67	93d	1	1.49mi
108 N 4th St Crandall, TX	3.0	1.0	1222	$1,800	$1.47	7d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $246,499 Active 688 DOM
2. 2026-08-06
   days on market $246,499 Active 686 DOM
3. 2026-08-05
   days on market $246,499 Active 685 DOM
4. 2026-08-04
   days on market $246,499 Active 684 DOM
5. 2026-08-03
   days on market $246,499 Active 683 DOM
6. 2026-07-31
   days on market $246,499 Active 680 DOM
7. 2026-07-30
   days on market $246,499 Active 679 DOM
8. 2026-07-30
   days on market $246,499 Active 678 DOM
9. 2026-07-28
   days on market $246,499 Active 677 DOM
10. 2026-07-26
    days on market $246,499 Active 675 DOM
11. 2026-07-24
    days on market $246,499 Active 673 DOM
12. 2026-07-23
    days on market $246,499 Active 672 DOM
13. 2026-07-22
    days on market $246,499 Active 671 DOM
14. 2026-07-21
    days on market $246,499 Active 670 DOM
15. 2026-07-20
    days on market $246,499 Active 669 DOM
16. 2026-07-18
    days on market $246,499 Active 667 DOM
17. 2026-07-18
    days on market $246,499 Active 666 DOM
18. 2026-07-16
    days on market $246,499 Active 665 DOM
19. 2026-07-15
    days on market $246,499 Active 664 DOM
20. 2026-07-14
    days on market $246,499 Active 663 DOM
21. 2026-07-13
    days on market $246,499 Active 662 DOM
22. 2026-07-13
    days on market $246,499 Active 661 DOM
23. 2026-07-11
    days on market $246,499 Active 660 DOM
24. 2026-07-10
    days on market $246,499 Active 659 DOM
25. 2026-07-09
    days on market $246,499 Active 658 DOM
26. 2026-07-07
    days on market $246,499 Active 656 DOM
27. 2026-07-06
    days on market $246,499 Active 655 DOM
28. 2026-07-06
    days on market $246,499 Active 654 DOM
29. 2026-07-05
    days on market $246,499 Active 653 DOM
30. 2026-07-03
    days on market $246,499 Active 652 DOM
31. 2026-07-02
    days on market $246,499 Active 651 DOM
32. 2026-07-01
    days on market $246,499 Active 650 DOM
33. 2026-06-30
    days on market $246,499 Active 649 DOM
34. 2026-06-29
    days on market $246,499 Active 648 DOM
35. 2026-06-28
    days on market $246,499 Active 647 DOM
36. 2026-06-26
    days on market $246,499 Active 645 DOM
37. 2026-06-24
    days on market $246,499 Active 643 DOM
38. 2026-06-22
    days on market $246,499 Active 641 DOM
39. 2026-06-21
    days on market $246,499 Active 640 DOM
40. 2026-06-18
    days on market $246,499 Active 637 DOM
41. 2026-06-17
    days on market $246,499 Active 636 DOM
42. 2026-06-16
    days on market $246,499 Active 635 DOM
43. 2026-06-15
    days on market $246,499 Active 634 DOM
44. 2026-06-13
    days on market $246,499 Active 632 DOM
45. 2026-06-09
    days on market $246,499 Active 628 DOM
46. 2026-06-08
    days on market $246,499 Active 627 DOM
47. 2026-06-07
    days on market $246,499 Active 626 DOM
48. 2026-06-04
    days on market $246,499 Active 623 DOM
49. 2026-06-03
    days on market $246,499 Active 622 DOM
50. 2026-06-02
    days on market $246,499 Active 621 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: $25,700
• − Mortgage interest: −$15,229
• − Property taxes: −$4,078
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$7,909
• Taxable loss: −$6,988
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $-566/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 · 12 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior and exterior, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances convenience and marketability ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Nola Kathryn Wilson El F TX #1,313/4,322 Nat'l #17,692/41,679 Middle Crandall Middle F TX #646/1,662 Nat'l #6,005/14,009 High Crandall H S F TX #713/1,632 Nat'l #7,439/17,239

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

C Composite livability gradescore 68/100

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

• Census place: Crandall, TX
• County: Kaufman County · 138,716 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: 5% of renters

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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%

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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%

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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

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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

-1.4% since first listed

12 events — show timeline

• 2026-02-13 Price Changed $246,499 Zillow
• 2025-02-25 Price Changed $244,499 Zillow
• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2025-02-06 Price Changed $243,499 Zillow
• 2025-01-22 Price Changed $242,499 Zillow
• 2025-01-21 Price Changed $254,499 Zillow
• 2024-11-06 Price Changed $253,499 Zillow
• 2024-10-16 Price Changed $250,999 Zillow
• 2024-10-08 Price Changed $254,999 Zillow
• 2024-09-28 Price Changed $252,999 Zillow
• 2024-09-18 Listed $249,999 Zillow