1415 Highbridge Blvd · Crandall, TX 75114

$169,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 92 Days on market

Built 2021 Good condition 5,097 sqft lot $135/sqft · 20% below area Est $213k · 20% under $33/mo HOA · 2% of rent

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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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming light blue 3-bedroom, 2-bath ranch-style home offers comfort, privacy, and access to great community amenities. You'll love the spacious backyard that creating a relaxing outdoor escape. Plus, you're within walking distance of the neighborhood park, pool, and splash pad. Wide sidewalks throughout the community invite you to enjoy walks, jogs, or bike rides close to home. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 5,097 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($721/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.2% in Crandall — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $1k of loan paydown is wiped out by about $5k 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 92 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
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: 1.14% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

• ARV (median comp): $212,568
• List price: $169,900
• Delta: -20.07%
• 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
2947 Hearts Trl	0.10mi	3/2.0	1,266 (+0%)	2mo	$201,999	$160	93
1707 Twin Foals Ln	0.33mi	3/2.0	1,276 (+1%)	2mo	$209,000	$164	81
2933 Hearts Trl	0.08mi	3/2.0	1,411 (+12%)	2mo	$204,999	$145	75
2924 Hearts Trl	0.11mi	3/2.0	1,411 (+12%)	2mo	$232,999	$165	74
2909 Hearts Trl	0.10mi	3/2.0	1,411 (+12%)	2mo	$237,859	$169	74
1907 Wild Orchard Ln	0.28mi	3/2.0	1,392 (+10%)	0mo	$212,000	$152	69
2059 Braveheart Dr	0.64mi	3/2.0	1,301 (+3%)	2mo	$271,900	$209	64
6038 Midsummer Way	0.61mi	3/2.0	1,336 (+6%)	1mo	$245,740	$184	60
6022 Midsummer Dr	0.61mi	3/2.0	1,335 (+6%)	2mo	$259,740	$195	60
6157 Sessions Way	0.57mi	3/2.0	1,442 (+14%)	0mo	$258,240	$179	49
2039 Braveheart Dr	0.56mi	3/2.0	1,076 (-15%)	2mo	$249,900	$232	48
6023 Midsummer Way	0.61mi	3/2.0	1,442 (+14%)	0mo	$258,240	$179	47

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-23,493
• Equity at exit: $25,333

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-14,665
• Equity at exit: $14,690

Cash invested: $47,572 (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: 79 active · 71 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $240,000 ($175/sqft)
• Median days on market: 55 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.8% vs 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: 7.3×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$891
• Tax from tax record: −$479 /mo · $5,752/yr
• Insurance: −$71
• HOA: −$33
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $60

Break-even live

Break-even rent $1,866

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $156	-5% $108	+0% $60	+5% $12	+10% $-36
Rent	-10% $-93	-5% $-17	+0% $60	+5% $137	+10% $213
Rate	-1.0pp $146	-0.5pp $103	base $60	+0.5pp $16	+1.0pp $-29

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Alcantara Ave Crandall, TX	3.0	2.0	1220	$1,665	$1.36	34d	1	0.11mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	93d	1	0.12mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	93d	1	0.14mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,844	$1.49	17d	1	0.17mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	52d	1	0.17mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	93d	1	0.20mi
1925 Wild Orchard Ln Crandall, TX	3.0	2.0	1266	$1,850	$1.46	26d	1	0.21mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,800	$0.97	30d	1	0.24mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	74d	1	0.24mi
2403 Hesperus Ave Crandall, TX	3.0	2.0	1445	$1,750	$1.21	21d	1	0.26mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	74d	1	0.27mi
2402 Hesperus Ave Crandall, TX	2.0	1.0	1011	$1,745	$1.73	2d	1	0.28mi
2710 Trail Ride Way Crandall, TX	4.0	2.0	1667	$1,845	$1.11	9d	1	0.32mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	74d	1	0.32mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	50d	1	0.34mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	52d	1	0.35mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	93d	1	0.36mi
1412 Reiner Dr Crandall, TX	2.0	2.0	996	$1,900	$1.91	29d	1	0.38mi
1441 Reiner Dr Crandall, TX	3.0	2.0	1356	$2,115	$1.56	29d	1	0.39mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	52d	1	0.41mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,709	$1.03	37d	1	0.41mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	93d	1	0.41mi
1609 Duke Dr Crandall, TX	2.0–4.0	2.0–2.5	1614	$2,242	$1.39	0d	1	0.42mi
3315 Beckwith Way Crandall, TX	3.0	2.0	1440	$1,685	$1.17	93d	1	0.49mi
1264 Eclipse Ln Crandall, TX	3.0	2.0	1474	$1,950	$1.32	23d	1	0.50mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	43d	1	0.51mi
3702 Haydon Hill Rd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.52mi
1275 Eclipse Ln Crandall, TX	3.0	2.0	1290	$1,750	$1.36	38d	1	0.54mi
1734 Courage Crk Crandall, TX	3.0	2.0	1636	$2,095	$1.28	36d	1	0.55mi
1734 Courage Crk Crandall, TX	3.0	2.0	1636	$2,095	$1.28	30d	1	0.55mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	43d	1	0.57mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	74d	1	0.60mi
2983 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,649	$1.15	23d	1	0.60mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	37d	1	0.61mi
2980 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,860	$1.47	40d	1	0.61mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	74d	1	0.62mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	93d	1	0.63mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	93d	1	0.63mi
2057 Braveheart Dr Crandall, TX	2.0	2.0	996	$2,000	$2.01	43d	1	0.63mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	48d	1	0.64mi

HOA detail $33/mo · $396/yr

• Likely covers: pool

Listing history 48 events

1. 2026-08-08
   days on market $169,900 Active 92 DOM
2. 2026-08-06
   days on market $169,900 Active 90 DOM
3. 2026-08-05
   days on market $169,900 Active 89 DOM
4. 2026-08-04
   days on market $169,900 Active 88 DOM
5. 2026-08-03
   days on market $169,900 Active 87 DOM
6. 2026-07-31
   days on market $169,900 Active 84 DOM
7. 2026-07-30
   days on market $169,900 Active 83 DOM
8. 2026-07-30
   days on market $169,900 Active 82 DOM
9. 2026-07-28
   days on market $169,900 Active 81 DOM
10. 2026-07-26
    days on market $169,900 Active 79 DOM
11. 2026-07-24
    days on market $169,900 Active 77 DOM
12. 2026-07-23
    days on market $169,900 Active 76 DOM
13. 2026-07-22
    days on market $169,900 Active 75 DOM
14. 2026-07-21
    days on market $169,900 Active 74 DOM
15. 2026-07-20
    days on market $169,900 Active 73 DOM
16. 2026-07-18
    days on market $169,900 Active 71 DOM
17. 2026-07-18
    days on market $169,900 Active 70 DOM
18. 2026-07-16
    days on market $169,900 Active 69 DOM
19. 2026-07-15
    pricedays on market $169,900 Active 68 DOM
20. 2026-07-14
    days on market $179,900 Active 67 DOM
21. 2026-07-13
    days on market $179,900 Active 66 DOM
22. 2026-07-13
    days on market $179,900 Active 65 DOM
23. 2026-07-11
    days on market $179,900 Active 64 DOM
24. 2026-07-10
    days on market $179,900 Active 63 DOM
25. 2026-07-09
    days on market $179,900 Active 62 DOM
26. 2026-07-07
    days on market $179,900 Active 60 DOM
27. 2026-07-06
    days on market $179,900 Active 59 DOM
28. 2026-07-06
    days on market $179,900 Active 58 DOM
29. 2026-07-05
    days on market $179,900 Active 57 DOM
30. 2026-07-03
    days on market $179,900 Active 56 DOM
31. 2026-07-02
    days on market $179,900 Active 55 DOM
32. 2026-07-01
    days on market $179,900 Active 54 DOM
33. 2026-06-30
    days on market $179,900 Active 53 DOM
34. 2026-06-29
    days on market $179,900 Active 52 DOM
35. 2026-06-28
    days on market $179,900 Active 51 DOM
36. 2026-06-26
    days on market $179,900 Active 49 DOM
37. 2026-06-24
    days on market $179,900 Active 47 DOM
38. 2026-06-22
    days on market $179,900 Active 45 DOM
39. 2026-06-21
    days on market $179,900 Active 44 DOM
40. 2026-06-18
    days on market $179,900 Active 41 DOM
41. 2026-06-17
    days on market $179,900 Active 40 DOM
42. 2026-06-16
    days on market $179,900 Active 39 DOM
43. 2026-06-15
    days on market $179,900 Active 38 DOM
44. 2026-06-13
    days on market $179,900 Active 36 DOM
45. 2026-06-09
    days on market $179,900 Active 32 DOM
46. 2026-06-08
    days on market $179,900 Active 31 DOM
47. 2026-06-07
    statusdays on market $179,900 Active 30 DOM
48. 2026-04-28
    listed $179,900 Active 531-char remark

    Show marketing remark (531 chars)

    This charming light blue 3-bedroom, 2-bath ranch-style home offers comfort, privacy, and access to great community amenities. You'll love the spacious backyard that creating a relaxing outdoor escape. Plus, you're within walking distance of the neighborhood park, pool, and splash pad. Wide sidewalks throughout the community invite you to enjoy walks, jogs, or bike rides close to home. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

ⓘ 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: $5,752 · $479/mo
• Projected year-2 tax: $5,752 · $479/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $23,304
• − Mortgage interest: −$9,517
• − Property taxes: −$5,752
• − Insurance: −$850
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$396
• − Depreciation: −$4,943
• Taxable loss: −$1,882
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $1,172/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

Good 80/100 Cosmetic rehab Est. rehab $6,300–$18,900 screening

This charming 3-bedroom, 2-bath ranch-style home is in good condition with a good exterior and interior. It is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean gutters — Keeps the property in good condition and reduces maintenance costs for tenants. ↑

ⓘ 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 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

• 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

3 events — show timeline

• 2026-06-04 Relisted — NTREIS
• 2026-05-26 Pending — NTREIS
• 2026-04-28 Listed $179,900 NTREIS

Property tax history

+59.4%/yr

Latest (2025): $5,752 · -14.3% YoY. Source: county tax records.