422 Lana Dr · Seagoville, TX 75159

$337,000

4 bd · 2.0 ba · 2,134 sqft · Land · 95 Days on market

Built 2025 6,752 sqft lot $158/sqft · 14% below area Est $390k · 14% under $133/mo HOA · 5% of rent ↓ 16% 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).

• ARV discount +13.6/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

Key facts

• Covered patio
• 6,752 sq ft lot
• 2 garage spots

Tags

• MASTER-PLANNED COMMUNITY
• BEAUTIFULLY LANDSCAPED SPACES
• SIXTEEN-LANE BOWLING ALLEY
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $337k.

Deal economics

• At list price, monthly cash flow is $6 ($76/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (18.8% below list).
• Recommended offer: $274k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Seagoville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, 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: Rents soft (-2.9%/yr); 280 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).
• At $2,738/mo this rent would consume 45% of the median local household income ($73k/yr) (locally 422% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 95 days — a 9% lower offer ($307k) 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.

Recommended offer $273,762 (18.8% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (median comp): $390,216
• List price: $337,000
• Delta: -13.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-62,293
• Equity at exit: $50,248

10-year hold

• IRR: -19.3%
• Equity multiple: 0.10×
• Total profit: $-84,992
• Equity at exit: $29,138

Cash invested: $94,360 (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 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 280
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,767
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$140
• HOA: −$133
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $6

Break-even live

Break-even rent $2,730

Max offer price $337,000

Occupancy floor 95%

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Triton Dr Seagoville, TX	4.0	3.0	1991	$2,500	$1.26	22d	1	0.07mi
1204 Sydney Ln Seagoville, TX	4.0	2.5	2243	$2,550	$1.14	43d	1	0.11mi
433 Oceania Ln Seagoville, TX	3.0	2.0	2174	$2,450	$1.13	18d	1	0.20mi
312 Ball St Seagoville, TX	4.0	2.5	2040	$2,650	$1.30	43d	1	0.98mi
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	1d	48	1.11mi
517 Lana DR Seagoville, TX	4.0	2.5	2253	$2,500	$1.11	3d	1	1.26mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: gym

Listing history 13 events

1. 2026-06-09
   days on market $337,000 Active 95 DOM
2. 2026-06-08
   days on market $337,000 Active 94 DOM
3. 2026-06-07
   days on market $337,000 Active 93 DOM
4. 2026-06-04
   days on market $337,000 Active 90 DOM
5. 2026-06-03
   days on market $337,000 Active 89 DOM
6. 2026-06-02
   days on market $337,000 Active 88 DOM
7. 2026-06-01
   days on market $337,000 Active 87 DOM
8. 2026-05-31
   days on market $337,000 Active 86 DOM
9. 2026-04-08
   price $337,000 1044-char remark

   Show marketing remark (1044 chars)

   * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

10. 2026-04-07
    price $337,000 1037-char remark

    Show marketing remark (1037 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

11. 2026-03-07
    listed $338,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

12. 2026-03-06
    price $338,000 1037-char remark

    Show marketing remark (1037 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

13. 2026-03-06
    listed $400,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to Santorini in Crandall ISD! Discover Santorini, a peaceful community found in Seagoville, that seamlessly blends suburban charm with rural tranquility, offering families a peaceful living experience Our master-planned community is designed to elevate your quality of life with beautifully landscaped spaces dedicated to fitness, wellness, and relaxation. Whether you're enjoying a drink at the swim-up bar, breaking a sweat in the state-of-the-art fitness center, or engaging in some friendly competition at our sixteen-lane bowling alley, coming home here is a daily retreat. Move-in ready and never occupied! Megatel's Asher plan is a one-story, 2,134 square foot home featuring four bedrooms, two bathrooms, a covered patio, and a two-car garage. This home is available with elevation B on a 50ft lot, showcasing a distinct and stylish exterior design.

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $6,167 · $514/mo
• Expected delta: +$4,779/yr (+$398/mo · 344.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,851
• − Mortgage interest: −$18,877
• − Property taxes: −$1,388
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − HOA: −$1,596
• − Depreciation: −$9,804
• Taxable loss: −$5,755
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $1,457/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.

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 — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,612,404 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 422.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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

-15.8% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $337,000 Zillow
• 2026-04-07 Price Changed $337,000 NTREIS
• 2026-03-07 Listed $338,000 Zillow
• 2026-03-06 Price Changed $338,000 NTREIS
• 2026-03-06 Listed $400,000 NTREIS