7821 Bordeaux Ln · Rowlett, TX 75089

$199,000

3 bd · 2.0 ba · 1,137 sqft · SingleFamily public records · 62 Days on market

Built 1986 8,799 sqft lot $175/sqft · 31% below area Est $290k · 31% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting three-bedroom, two-bathroom residence, perfectly situated on a large corner lot that offers both curb appeal and extra outdoor space. Designed for comfort and easy living, this home combines functional layouts with cozy touches. Agents must register as a user enter the property address and click on 'start offer This property may qualify for seller financing (Vendee)Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs, including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions. Lender Pre-Approval letter for offers (dated within the last 30 days). No Survey Available

Key facts

• 8,799 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in Rowlett — 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 75/100 on livability (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+4.0%/yr); 319 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 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 $6k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.15% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 7.2

CMA / ARV

• ARV (median comp): $289,630
• List price: $199,000
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8501 Douglas Ave	0.07mi	3/2.0	1,263 (+11%)	17mo	$295,000	$234	64
7817 Clairmont Ave	0.11mi	3/2.0	1,254 (+10%)	18mo	$249,900	$199	63
8718 Pheasant Run Dr	0.38mi	3/2.0	1,295 (+14%)	4mo	$300,000	$232	56

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,511
• Equity at exit: $29,672

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,982
• Equity at exit: $17,206

Cash invested: $55,720 (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 75089

• Home prices YoY: -6.4%
• Rents YoY: 4.0%
• Active inventory: 319
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$591 /mo · $7,097/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $98

Break-even live

Break-even rent $2,175

Max offer price $199,000

Occupancy floor 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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8018 Blackfin Dr Rowlett, TX	3.0	2.0	1450	$2,250	$1.55	24d	1	0.31mi
7701 Gillon Dr Rowlett, TX	3.0	2.0	1252	$2,000	$1.60	18d	1	0.42mi
9035 Minnow Mews Rowlett, TX	1.0–4.0	1.0–2.5	1232	$2,453	$1.99	2d	16	0.75mi
9701 Terra Lago Ct Rowlett, TX	3.0	1.0–2.0	1172	$2,299	$1.96	1d	60	1.27mi

Listing history 35 events

1. 2026-06-18
   days on market $199,000 Active 62 DOM
2. 2026-06-17
   days on market $199,000 Active 61 DOM
3. 2026-06-16
   days on market $199,000 Active 60 DOM
4. 2026-06-15
   days on market $199,000 Active 59 DOM
5. 2026-06-13
   days on market $199,000 Active 57 DOM
6. 2026-06-09
   days on market $199,000 Active 53 DOM
7. 2026-06-08
   days on market $199,000 Active 52 DOM
8. 2026-06-07
   days on market $199,000 Active 51 DOM
9. 2026-06-04
   days on market $199,000 Active 48 DOM
10. 2026-06-03
    days on market $199,000 Active 47 DOM
11. 2026-06-02
    days on market $199,000 Active 46 DOM
12. 2026-06-01
    days on market $199,000 Active 45 DOM
13. 2026-05-31
    days on market $199,000 Active 44 DOM
14. 2026-04-13
    listed $220,000 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to this inviting three-bedroom, two-bathroom residence, perfectly situated on a large corner lot that offers both curb appeal and extra outdoor space. Designed for comfort and easy living, this home combines functional layouts with cozy touches. Agents must register as a user enter the property address and click on 'start offer This property may qualify for seller financing (Vendee)Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs, including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions. Lender Pre-Approval letter for offers (dated within the last 30 days). No Survey Available

15. 2022-07-12
    soldstatus
16. 2022-07-11
    soldstatus Closed 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

17. 2022-07-07
    status Pending 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

18. 2022-06-22
    price $2,390
19. 2022-06-21
    historical Active Option Contract 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

20. 2022-05-24
    price $309,900 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

21. 2022-05-17
    status Active 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

22. 2022-05-06
    price $319,000 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

23. 2022-05-06
    historical Active Option Contract 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

24. 2022-05-06
    status Active 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

25. 2022-04-19
    historical Active Option Contract 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

26. 2022-04-19
    price $283,900 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

27. 2022-04-18
    listed $383,900 Active 288-char remark

    Show marketing remark (288 chars)

    BACK ON THE MARKET!!! Beautiful home on an oversized corner lot making for a great backyard in a terrific location. Easy access George Bush. This spacious home is bright and airy and a perfect starter home. If you're looking for a unique property close from lake Ray Hubbard, this is it!

28. 2019-01-14
    historical
29. 2018-12-04
    listed $214,900 Active
30. 2018-06-25
    soldstatus
31. 2018-06-14
    soldstatus Sold
32. 2018-06-05
    status Pending
33. 2018-06-03
    historical Active Option Contract
34. 2018-06-01
    listed $165,900 Active
35. 2002-07-08
    soldstatus

ⓘ 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: $7,097 · $591/mo
• Projected year-2 tax: $7,097 · $591/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 3/10 Moderate
• 🌡 Heat 8/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,579
• − Mortgage interest: −$11,147
• − Property taxes: −$7,097
• − Insurance: −$995
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$5,789
• Taxable loss: −$1,861
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,620/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 35,619
• Household income: $118,318
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 712.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Black 26% Hispanic / Latino 20% Two or more races 12% Asian 9%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 16% Vietnamese 3% Other Indo-European 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.16%
• Current HPI: 278.507
• Rent YoY: ▲ 3.97%
• 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

+32.6% since first listed

22 events — show timeline

• 2026-04-13 Listed $220,000 NTREIS
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-11 Sold (MLS) — NTREIS
• 2022-07-07 Pending — NTREIS
• 2022-06-22 Price Changed $2,390 RENT.
• 2022-06-21 Contingent — NTREIS
• 2022-05-24 Price Changed $309,900 NTREIS
• 2022-05-17 Relisted — NTREIS
• 2022-05-06 Price Changed $319,000 NTREIS
• 2022-05-06 Contingent — NTREIS
• 2022-05-06 Relisted — NTREIS
• 2022-04-19 Contingent — NTREIS
• 2022-04-19 Price Changed $283,900 NTREIS
• 2022-04-18 Listed $383,900 NTREIS
• 2019-01-14 Listing Removed — NTREIS
• 2018-12-04 Listed $214,900 NTREIS
• 2018-06-25 Sold (Public Records) — Public Records
• 2018-06-14 Sold (MLS) — NTREIS
• 2018-06-05 Pending — NTREIS
• 2018-06-03 Contingent — NTREIS
• 2018-06-01 Listed $165,900 NTREIS
• 2002-07-08 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $7,097 · +6.8% YoY. Source: county tax records.