1888 Indigo Ln #15 · Heartland, TX 75114

$239,990

3 bd · 2.5 ba · 1,794 sqft · Townhouse · 115 Days on market

Built 2025 Excellent condition 2,010 sqft lot $134/sqft · 9% below area Est $264k · 9% under $291/mo HOA · 13% of rent ↓ 4% 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 +11.5/15.0
• Cash flow +9.4/30.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21187729 - Built by HistoryMaker Homes - May 2026 completion! ~ LONE STAR SALES EVENT - Texas-Sized Savings on Move-In Ready Homes - Get 4.99% Fixed Rates, up to $15,000 toward Closing Costs, and a FREE Move-In Package including fridge, washer, and dryer for a limited time only!

Key facts

• $291 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.2% below list).
• Recommended offer: $215k (10.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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: 787 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($88k/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 $7k 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 115 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,250 (10.3% 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 115 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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: 0.94% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 8.9

CMA / ARV

• ARV (median comp): $263,643
• List price: $239,990
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3941 Hometown Blvd	0.05mi	3/2.5	1,736 (-3%)	2mo	$190,000	$109	91
3933 Hometown Blvd	0.06mi	3/2.5	1,736 (-3%)	20mo	$248,000	$143	75
3913 Hometown Blvd	0.11mi	3/2.5	1,684 (-6%)	19mo	$265,000	$157	69

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-49,565
• Equity at exit: $35,783

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-56,318
• Equity at exit: $20,750

Cash invested: $67,197 (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: 787
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$291
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-171

Break-even live

Break-even rent $2,468

Max offer price $215,250

Occupancy floor —

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3941 Hometown Blvd Unit 3941 Crandall, TX	3.0	2.5	1736	$2,400	$1.38	43d	1	0.04mi
4121 Gaillardia Way Forney, TX	4.0	2.0	2135	$2,250	$1.05	18d	1	0.26mi
1968 Marble Ln Forney, TX	3.0	2.5	2051	$2,350	$1.15	15d	1	0.33mi
2919 Cascade Ln Forney, TX	3.0	2.0	1481	$2,200	$1.49	43d	1	0.50mi
4032 Eagle Dr Forney, TX	3.0	2.0	1456	$1,775	$1.22	4d	1	0.54mi
3004 Dakota Trl Crandall, TX	4.0	2.0	1938	$2,300	$1.19	3d	1	0.58mi
4009 Freedom St Heartland, TX	3.0	2.0	1419	$1,800	$1.27	44d	1	0.58mi
4009 Bighorn Dr Forney, TX	4.0	2.5	2515	$2,499	$0.99	43d	1	0.72mi
4001 Fairmont Ln Forney, TX	4.0	2.0	1545	$2,000	$1.29	43d	1	0.72mi
3916 Ford Dr Heartland, TX	4.0	3.0	2484	$2,600	$1.05	20d	1	0.74mi
2015 Angel Way Heartland, TX	3.0	2.0	1408	$1,671	$1.19	22d	1	0.75mi
4002 Bighorn Dr Forney, TX	3.0	2.0	1365	$2,120	$1.55	1d	1	0.75mi
3028 Willow Wood Ct Crandall, TX	3.0	2.5	1764	$2,600	$1.47	43d	1	0.76mi
2826 Hudson Dr Crandall, TX	3.0	2.0	1639	$2,400	$1.46	6d	1	0.78mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1908	$2,250	$1.18	2d	1	0.78mi
2048 Lake Trail Dr Heartland, TX	3.0	2.0	1900	$2,300	$1.21	1d	1	0.78mi
2048 Stagecoach Trl Heartland, TX	3.0	2.5	2284	$2,300	$1.01	1d	1	0.85mi
2048 Stagecoach Trl Unit NA Forney, TX	3.0	2.5	2284	$2,295	$1.00	43d	1	0.85mi
2040 Shawnee Trl Heartland, TX	4.0	2.0	1836	$2,000	$1.09	15d	1	0.87mi
4101 Valley Mills Dr Crandall, TX	4.0	2.5	2278	$2,550	$1.12	1d	1	0.87mi
2038 Allyson Dr Heartland, TX	3.0	2.0	1496	$1,900	$1.27	43d	1	0.92mi
3147 Blossom Trl Crandall, TX	4.0	3.0	2177	$2,700	$1.24	43d	1	0.93mi
2237 Mustang Ghost Trl Crandall, TX	3.0	2.0	1952	$2,040	$1.05	43d	1	0.99mi
2746 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.01mi
2745 Bronte Blvd Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.01mi
2409 Fleming Dr Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.01mi
2521 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.03mi
2739 Bronte Blvd Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.03mi
2513 Flight Trl Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.07mi
2510 Flight Trl Crandall, TX	4.0	2.0	1667	$1,845	$1.11	24d	1	1.08mi
2624 Bartlett St Crandall, TX	4.0	2.0	1707	$1,825	$1.07	24d	1	1.10mi
2035 Karsen Ln Heartland, TX	4.0	2.0	1587	$2,125	$1.34	1d	1	1.14mi
3012 Glazner Dr Forney, TX	3.0	2.5	1984	$2,195	$1.11	3d	1	1.19mi
3001 Glazner Dr Forney, TX	3.0	2.0	1510	$2,350	$1.56	43d	1	1.23mi
1799 Courage Crk Crandall, TX	3.0	2.0	1260	$1,800	$1.43	43d	1	1.24mi
1789 Courage Crk Crandall, TX	4.0	2.0	1667	$1,739	$1.04	2d	1	1.25mi
3328 Perman Dr Forney, TX	4.0	2.5	2301	$2,400	$1.04	43d	1	1.35mi
3324 Perman Dr Forney, TX	3.0	2.5	1724	$2,125	$1.23	12d	1	1.35mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1585	$2,195	$1.38	24d	1	1.39mi
3137 Grimaldo Dr Forney, TX	3.0	2.0	1565	$1,995	$1.27	12d	1	1.39mi

HOA detail

• Monthly dues: $291 · $3,492/yr

Listing history 21 events

1. 2026-06-18
   status $239,990 Pending 115 DOM
2. 2026-06-18
   days on market $239,990 Active 115 DOM
3. 2026-06-17
   days on market $239,990 Active 114 DOM
4. 2026-06-16
   days on market $239,990 Active 113 DOM
5. 2026-06-15
   days on market $239,990 Active 112 DOM
6. 2026-06-13
   days on market $239,990 Active 110 DOM
7. 2026-06-09
   days on market $239,990 Active 106 DOM
8. 2026-06-08
   remarks 594-char remark
9. 2026-06-08
   days on market $239,990 Active 105 DOM
10. 2026-06-07
    days on market $239,990 Active 104 DOM
11. 2026-06-04
    days on market $239,990 Active 101 DOM
12. 2026-06-03
    days on market $239,990 Active 100 DOM
13. 2026-06-02
    days on market $239,990 Active 99 DOM
14. 2026-06-01
    days on market $239,990 Active 98 DOM
15. 2026-05-31
    days on market $239,990 Active 97 DOM
16. 2026-04-16
    price $269,990 284-char remark

    Show marketing remark (560 chars)

    The Houston is a 2-story townhome floorplan with 2-3 beds, 2.5 baths, and a valuable 2-car garage. The main level features a comfortable family room that flows seamlessly into a full-size kitchen, creating an inviting space for daily living. Upstairs, a versatile loft adds extra flexibility, while the conveniently located utility room makes laundry day a breeze. Designed for both comfort and efficiency, this townhome offers a smart layout that fits a variety of lifestyles. Photos from multiple staged homes are used to show versatility across communities.

17. 2026-04-16
    price $269,990 560-char remark

    Show marketing remark (560 chars)

    The Houston is a 2-story townhome floorplan with 2-3 beds, 2.5 baths, and a valuable 2-car garage. The main level features a comfortable family room that flows seamlessly into a full-size kitchen, creating an inviting space for daily living. Upstairs, a versatile loft adds extra flexibility, while the conveniently located utility room makes laundry day a breeze. Designed for both comfort and efficiency, this townhome offers a smart layout that fits a variety of lifestyles. Photos from multiple staged homes are used to show versatility across communities.

18. 2026-04-03
    price $274,990 284-char remark

    Show marketing remark (560 chars)

    The Houston is a 2-story townhome floorplan with 2-3 beds, 2.5 baths, and a valuable 2-car garage. The main level features a comfortable family room that flows seamlessly into a full-size kitchen, creating an inviting space for daily living. Upstairs, a versatile loft adds extra flexibility, while the conveniently located utility room makes laundry day a breeze. Designed for both comfort and efficiency, this townhome offers a smart layout that fits a variety of lifestyles. Photos from multiple staged homes are used to show versatility across communities.

19. 2026-04-03
    price $274,990 560-char remark

    Show marketing remark (560 chars)

    The Houston is a 2-story townhome floorplan with 2-3 beds, 2.5 baths, and a valuable 2-car garage. The main level features a comfortable family room that flows seamlessly into a full-size kitchen, creating an inviting space for daily living. Upstairs, a versatile loft adds extra flexibility, while the conveniently located utility room makes laundry day a breeze. Designed for both comfort and efficiency, this townhome offers a smart layout that fits a variety of lifestyles. Photos from multiple staged homes are used to show versatility across communities.

20. 2026-02-23
    listed $279,990 Active 284-char remark

    Show marketing remark (284 chars)

    MLS# 21187729 - Built by HistoryMaker Homes - May 2026 completion! ~ LONE STAR SALES EVENT - Texas-Sized Savings on Move-In Ready Homes - Get 4.99% Fixed Rates, up to $15,000 toward Closing Costs, and a FREE Move-In Package including fridge, washer, and dryer for a limited time only!

21. 2026-02-20
    listed $279,990 Active 560-char remark

    Show marketing remark (560 chars)

    The Houston is a 2-story townhome floorplan with 2-3 beds, 2.5 baths, and a valuable 2-car garage. The main level features a comfortable family room that flows seamlessly into a full-size kitchen, creating an inviting space for daily living. Upstairs, a versatile loft adds extra flexibility, while the conveniently located utility room makes laundry day a breeze. Designed for both comfort and efficiency, this townhome offers a smart layout that fits a variety of lifestyles. Photos from multiple staged homes are used to show versatility across communities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $27,016
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$3,492
• − Depreciation: −$6,982
• Taxable loss: −$6,023
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $-606/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 move-in ready townhome offers a modern and well-maintained living space with excellent curb appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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

• Census place: Heartland, TX
• 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

-3.6% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $269,990 NTREIS
• 2026-04-16 Price Changed $269,990 Zillow
• 2026-04-03 Price Changed $274,990 NTREIS
• 2026-04-03 Price Changed $274,990 Zillow
• 2026-02-23 Listed $279,990 NTREIS
• 2026-02-20 Listed $279,990 Zillow