1228 Balsam Rd · Hutchins, TX 75141

$236,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 2 Days on market

Built 2026 Good condition Est $234k · at est.

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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).

• Cash flow +15.6/30.0
• ARV discount +6.9/15.0
• Appreciation +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $236,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Kitson plan; Active listing
• Exterior features: Address: 1228 Balsam Rd, Hutchins, TX 75141

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Kitson plan); Living area approximately 1,402

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $220k (7.2% below list).
• Recommended offer: $220k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Hutchins — 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 60/100 on livability (#1,096 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $220,000 (7.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $234,134
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1645 Woodbrook Ln	0.21mi	3/2.0	1,325 (-6%)	1mo	$279,000	$211	80
1117 Skyline Dr	0.44mi	3/2.0	1,290 (-8%)	6mo	$259,000	$201	61
1041 Crestview Dr	0.43mi	3/2.0	1,520 (+8%)	9mo	$250,000	$164	58
1121 Crestview Dr	0.38mi	3/2.0	1,520 (+8%)	20mo	$274,000	$180	52
1200 Ridgewood Ln	0.57mi	4/2.0 (+1)	1,274 (-9%)	2mo	$215,000	$169	51
1209 Ridgewood Ln	0.59mi	3/2.0	1,316 (-6%)	16mo	$209,990	$160	49
1121 Skyline Dr	0.43mi	3/2.0	1,535 (+10%)	22mo	$275,000	$179	46
1200 Timberview Dr	0.51mi	3/2.0	1,604 (+14%)	12mo	$266,000	$166	42
1113 Glenhaven Dr	0.50mi	4/2.0 (+1)	1,588 (+13%)	11mo	$260,000	$164	41
1204 Bluff View Dr	0.57mi	3/2.0	1,604 (+14%)	11mo	$267,900	$167	40
1007 Timberview Dr	0.61mi	3/2.0	1,604 (+14%)	22mo	$259,000	$161	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $13,291
• Equity at exit: $83,511

10-year hold

• IRR: 8.2%
• Equity multiple: 2.02×
• Total profit: $67,467
• Equity at exit: $113,019

Cash invested: $66,360 (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 75141

• Home prices YoY: 0.3%
• Active inventory: 85
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,243
• Tax est. 1.5%: −$296 /mo · $3,555/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $100

Break-even live

Break-even rent $2,073

Max offer price $236,999

Occupancy floor 90%

Sensitivity live

Price	-10% $264	-5% $182	+0% $100	+5% $18	+10% $-64
Rent	-10% $-74	-5% $13	+0% $100	+5% $187	+10% $274
Rate	-1.0pp $220	-0.5pp $160	base $100	+0.5pp $39	+1.0pp $-24

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1653 Bluff View Dr Hutchins, TX	3.0	2.0	1325	$2,200	$1.66	9d	1	0.28mi

Listing history 3 events

1. 2026-06-18
   days on market $236,999 Active 2 DOM
2. 2026-06-17
   remarks 419-char remark
3. 2026-06-17
   listed $236,999 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$13,276
• − Property taxes: −$3,555
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,895
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $1,858/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 single-level home features a spacious open floorplan with modern finishes and a good condition. Minor touch-ups and updates can significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves durability and appearance
• Both New kitchen appliances — Modernizes the kitchen and adds value
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves durability and appearance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Hutchins

• Score: 60/100
• State rank: #1096
• US rank: #19422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchins, TX
• City population: 4,686
• Population (ZIP): 4,686

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% Black 39% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 46% Puerto Rican 3%
• Common ancestry: Slovak 1% American 1% Russian 1%
• Foreign-born: 23% · Canada
• Languages at home: 51% English-only · Spanish 49% Other Indo-European 1%

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: ▲ 1.21%
• Current HPI: 382.1182
• Rent YoY: —
• Metro: —
• 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