1415 Highbridge Blvd · Heartland, TX 75114

$179,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 44 Days on market

Built 2021 Good condition 5,097 sqft lot $143/sqft · 15% below area Est $213k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +13.4/30.0
• 1% rule +5.8/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +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 $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3 ($34/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.6% in Heartland — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 800 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 7.7

CMA / ARV

• ARV (median comp): $212,510
• List price: $179,900
• Delta: -15.35%
• 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
2919 Hearts Trl	0.08mi	3/2.0	1,266 (+0%)	1mo	$193,999	$153	94
2926 Hearts Trl	0.11mi	3/2.0	1,266 (+0%)	1mo	$204,999	$162	93
2920 Hearts Trl	0.11mi	3/2.0	1,266 (+0%)	2mo	$191,999	$152	92
1707 Twin Foals Ln	0.33mi	3/2.0	1,276 (+1%)	1mo	$209,000	$164	82
2923 Hearts Trl	0.08mi	3/2.0	1,402 (+11%)	1mo	$210,999	$150	76
2933 Hearts Trl	0.08mi	3/2.0	1,411 (+12%)	0mo	$204,999	$145	76
2909 Hearts Trl	0.10mi	3/2.0	1,411 (+12%)	0mo	$237,859	$169	75
2931 Hearts Trl	0.07mi	3/2.0	1,411 (+12%)	2mo	$200,999	$142	75
6311 Streamside Dr	0.59mi	3/2.0	1,336 (+6%)	1mo	$263,740	$197	62
6022 Midsummer Dr	0.61mi	3/2.0	1,335 (+6%)	1mo	$259,740	$195	61
6323 Streamside Dr	0.57mi	3/2.0	1,396 (+11%)	1mo	$277,740	$199	54
2039 Braveheart Dr	0.56mi	3/2.0	1,076 (-15%)	1mo	$249,900	$232	49

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-28,764
• Equity at exit: $26,824

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-23,977
• Equity at exit: $15,554

Cash invested: $50,372 (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: 800
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$943
• Tax from tax record: −$479 /mo · $5,752/yr
• Insurance: −$75
• HOA: −$33
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $3

Break-even live

Break-even rent $1,938

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $105	-5% $54	+0% $3	+5% $-48	+10% $-99
Rent	-10% $-151	-5% $-74	+0% $3	+5% $80	+10% $156
Rate	-1.0pp $93	-0.5pp $49	base $3	+0.5pp $-44	+1.0pp $-91

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: $44,975
• Closing costs: $5,397
• 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	$1,740	$1.43	0d	1	0.11mi
2908 Hearts Trl Crandall, TX	3.0	3.0	1266	$1,750	$1.38	44d	1	0.12mi
2504 Cornado Way Crandall, TX	3.0	2.0	1440	$1,799	$1.25	44d	1	0.14mi
2511 Cornado Way Crandall, TX	3.0	2.0	1239	$1,799	$1.45	25d	1	0.16mi
2603 Khaju Grv Crandall, TX	3.0	2.0	1266	$1,699	$1.34	4d	1	0.17mi
1930 Wild Orchard Ln Crandall, TX	3.0	2.0	1411	$1,865	$1.32	44d	1	0.20mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	25d	1	0.24mi
1507 Trick Riding Way Crandall, TX	4.0	2.0	1850	$1,900	$1.03	0d	1	0.24mi
3072 Wallace Wells Ct Crandall, TX	3.0	2.0	1017	$1,500	$1.47	25d	1	0.27mi
2294 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,815	$1.43	25d	1	0.32mi
1209 Kings Pl Crandall, TX	3.0	2.0	1356	$1,975	$1.46	2d	1	0.34mi
2302 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,650	$1.30	4d	1	0.35mi
2306 Great Belt Blvd Crandall, TX	3.0	2.0	1266	$1,695	$1.34	44d	1	0.36mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	4d	1	0.41mi
1793 Courage Crk Crandall, TX	4.0	2.0	1667	$1,769	$1.06	0d	1	0.41mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	44d	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	44d	1	0.49mi
3007 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,950	$1.35	44d	1	0.51mi
2991 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,895	$1.50	44d	1	0.57mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.60mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.62mi
2973 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$1,665	$1.16	44d	1	0.63mi
3121 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,675	$1.16	44d	1	0.63mi
3352 Beckwith Way Crandall, TX	3.0	2.0	1266	$1,750	$1.38	0d	1	0.64mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.65mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.65mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.66mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.67mi
2961 Wallace Wells Ct Crandall, TX	3.0	2.0	1266	$1,855	$1.47	3d	1	0.67mi
3103 Helix Bay Dr Crandall, TX	3.0	2.0	1440	$1,729	$1.20	4d	1	0.68mi
2960 Wallace Wells Ct Crandall, TX	3.0	2.0	1440	$2,000	$1.39	44d	1	0.68mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	25d	1	0.68mi
3101 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,745	$1.38	25d	1	0.68mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	25d	1	0.69mi
3104 Helix Bay Dr Crandall, TX	3.0	2.0	1266	$1,675	$1.32	25d	1	0.70mi
2127 Ocelot St Crandall, TX	3.0	2.0	1383	$2,200	$1.59	44d	1	0.80mi
2117 Ocelot St Crandall, TX	3.0	2.0	1481	$1,875	$1.27	44d	1	0.82mi
4152 Silverstein St Crandall, TX	3.0	2.0	1266	$1,925	$1.52	25d	1	0.82mi
3324 Price Trl Crandall, TX	3.0	2.0	1296	$1,995	$1.54	18d	1	0.90mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-21
   days on market $179,900 Active 44 DOM
2. 2026-06-18
   days on market $179,900 Active 41 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-13
   days on market $179,900 Active 36 DOM
7. 2026-06-09
   days on market $179,900 Active 32 DOM
8. 2026-06-08
   days on market $179,900 Active 31 DOM
9. 2026-06-07
   statusdays on market $179,900 Active 30 DOM
10. 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: $23,295
• − Mortgage interest: −$10,077
• − Property taxes: −$5,752
• − Insurance: −$900
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$396
• − Depreciation: −$5,233
• Taxable loss: −$2,791
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $704/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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 — Heartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kaufman County · 122,338 people
• 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

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.