1815 Delmar Dr · Garland, TX 75040

$175,000

2 bd · 1.5 ba · 1,061 sqft · SingleFamily public records · 16 Days on market

Built 1955 7,797 sqft lot Est $207k · 15% under

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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 +14.4/15.0
• Cash flow +10.7/30.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1815 Delmar in Garland! This 3-bedroom, 1-bath home is full of potential and located in a convenient centralized location with easy access to shopping, dining, schools, and major highways. Sitting on a spacious lot, the oversized backyard offers endless possibilities for entertaining, pets, play, or future additions. Calling all investors or cash buyers only. This is a great opportunity to add value and make it your own. Motivated seller and priced to sell! Don’t miss your chance to own a property with so much potential in an established neighborhood.

Key facts

• Centralized location
• Oversized backyard
• 7,797 sq ft lot

Tags

• CENTRALIZED LOCATION
• OVERSIZED BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Listing agreement: Exclusive right to sell
• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1955; Entry level: One
• Construction: Year built 1955
• Exterior features: Lot under 0.5 acre; Subdivision: Cresthaven 01

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Interior features: One level living; Living area of approximately 1061; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-83 ($-994/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $160k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, health & safety F.
• 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.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents flat; 233 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,371 (8.4% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.01% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $206,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Southwood Dr	0.27mi	3/2.0 (+1)	1,082 (+2%)	2mo	$190,000	$176	75
710 Morris Dr	0.38mi	3/1.0 (+1)	1,033 (-3%)	2mo	$225,000	$218	69
601 Joyce Dr	0.35mi	3/2.0 (+1)	1,014 (-4%)	5mo	$254,900	$251	65
665 Freeman Dr	0.51mi	3/1.0 (+1)	1,110 (+5%)	0mo	$215,000	$194	61
109 E Carolyn Dr	0.60mi	3/1.5 (+1)	1,050 (-1%)	12mo	$267,000	$254	55
1104 Edgefield	0.65mi	3/2.0 (+1)	1,104 (+4%)	3mo	$229,900	$208	53
1732 Willow Hollow Dr	0.27mi	3/1.0 (+1)	912 (-14%)	8mo	$119,000	$130	50
2144 Skillman Dr	0.53mi	3/1.5 (+1)	1,200 (+13%)	0mo	$199,900	$167	48
514 Briarwood Dr	0.50mi	3/1.0 (+1)	1,157 (+9%)	8mo	$225,000	$194	48
222 W Vista Dr	0.57mi	3/1.5 (+1)	1,175 (+11%)	7mo	$229,500	$195	45
614 E Daugherty Dr	0.68mi	2/1.0	948 (-11%)	10mo	$174,000	$184	41
2165 Skillman	0.54mi	3/1.0 (+1)	912 (-14%)	6mo	$210,000	$230	39

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-37,899
• Equity at exit: $26,093

10-year hold

• IRR: -29.2%
• Equity multiple: -0.15×
• Total profit: $-56,392
• Equity at exit: $15,131

Cash invested: $49,000 (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 75040

• Rents YoY: 0.4%
• Active inventory: 233
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$918
• Tax from tax record: −$490 /mo · $5,877/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-83

Break-even live

Break-even rent $1,874

Max offer price $160,371

Occupancy floor 100%

Sensitivity live

Price	-10% $16	-5% $-33	+0% $-83	+5% $-132	+10% $-182
Rent	-10% $-223	-5% $-153	+0% $-83	+5% $-13	+10% $57
Rate	-1.0pp $5	-0.5pp $-38	base $-83	+0.5pp $-128	+1.0pp $-174

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Freeman Dr Garland, TX	2.0	1.0	774	$1,695	$2.19	45d	1	0.27mi
219 Loma Dr Garland, TX	3.0	1.5	884	$1,699	$1.92	45d	1	0.30mi
616 Moore St Unit D Garland, TX	3.0	1.5	1172	$1,600	$1.37	45d	1	0.33mi
724 W Miller Rd Garland, TX	1.0	1.0	700	$1,285	$1.84	5d	1	0.47mi
109 W Carolyn Dr Garland, TX	3.0	1.0	1351	$1,950	$1.44	45d	1	0.62mi
1702 Edgefield Dr Garland, TX	2.0	1.0–2.0	626	$1,470	$2.35	1d	62	0.65mi
1540 Edgefield Dr Garland, TX	1.0–2.0	1.0–2.0	775	$1,740	$2.25	1d	23	0.70mi
2121 S Glenbrook Dr Garland, TX	1.0–2.0	1.0–2.0	1012	$1,550	$1.53	4d	6	0.79mi
1101 Tensley Dr Garland, TX	3.0	1.5	950	$1,600	$1.68	45d	1	0.82mi
917 Piedmont Dr Garland, TX	3.0	1.5	1053	$1,500	$1.42	9d	1	0.83mi
1425 Cedarcrest Dr Garland, TX	2.0	1.0	1064	$1,650	$1.55	26d	1	1.07mi
2317 High Star Dr Garland, TX	3.0	2.0	1158	$2,000	$1.73	45d	1	1.08mi
1227 W Avenue E Garland, TX	3.0	1.0	1284	$1,950	$1.52	45d	1	1.08mi
2900 S 5th St Garland, TX	1.0–2.0	1.0–1.5	624	$1,400	$2.24	4d	14	1.08mi
1206 High Valley Dr Garland, TX	3.0	1.0	1132	$1,750	$1.55	26d	1	1.10mi
1301 Quail Dr Garland, TX	3.0	2.0	1428	$2,000	$1.40	45d	1	1.10mi
1240 W Avenue D Garland, TX	2.0	1.0	800	$1,500	$1.88	3d	3	1.15mi
1130 Richard Dr Garland, TX	3.0	1.0	891	$2,000	$2.24	45d	1	1.16mi
2406 High Hollow Dr Garland, TX	3.0	1.0	1338	$1,850	$1.38	8d	1	1.16mi
2930 Gardenia Dr Garland, TX	3.0	1.0	1365	$1,800	$1.32	26d	1	1.20mi
2502 High Hollow Dr Garland, TX	3.0	2.0	1276	$3,900	$3.06	26d	1	1.20mi
1413 Eagle Pass Dr Garland, TX	3.0	3.0	1280	$1,835	$1.43	45d	1	1.24mi
1413 Eagle Pass Dr Garland, TX	3.0	3.0	1280	$1,835	$1.43	17d	1	1.24mi
1051 E Centerville Rd Garland, TX	1.0–3.0	1.0–2.0	843	$1,356	$1.61	1d	35	1.32mi
222 Pecos St Garland, TX	3.0	2.0	1300	$1,845	$1.42	45d	1	1.36mi
217 S Garland Ave Garland, TX	1.0–2.0	1.0–2.0	1084	$2,440	$2.25	9d	15	1.39mi
1925 Hilltop Dr Garland, TX	3.0	1.5	1184	$1,850	$1.56	45d	1	1.41mi
118 Brazos St Garland, TX	3.0	1.0	1241	$1,625	$1.31	26d	1	1.41mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	26d	1	1.42mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	21d	1	1.42mi
1509 Quail Dr Garland, TX	3.0	1.5	1176	$1,795	$1.53	23d	1	1.42mi
1713 Kirkwood Dr Garland, TX	3.0	2.0	971	$1,745	$1.80	9d	1	1.43mi
2406 Ridgecrest Dr Garland, TX	3.0	2.0	1446	$1,995	$1.38	45d	1	1.48mi
1446 Cross Courts Dr Garland, TX	3.0	2.0	1302	$1,961	$1.51	45d	1	1.48mi
1105 Weston Dr Garland, TX	2.0	2.0	1084	$1,650	$1.52	3d	1	1.49mi
1105 Weston Dr Garland, TX	2.0	2.0	1084	$1,650	$1.52	1d	1	1.49mi

Listing history 13 events

1. 2026-06-15
   status $175,000 Pending 16 DOM
2. 2026-06-15
   days on market $175,000 Active Option Contract 16 DOM
3. 2026-06-13
   days on market $175,000 Active Option Contract 14 DOM
4. 2026-06-10
   status $175,000 Active Option Contract 10 DOM
5. 2026-06-09
   days on market $175,000 Active 10 DOM
6. 2026-06-08
   days on market $175,000 Active 9 DOM
7. 2026-06-07
   days on market $175,000 Active 8 DOM
8. 2026-06-04
   days on market $175,000 Active 5 DOM
9. 2026-06-03
   days on market $175,000 Active 4 DOM
10. 2026-06-02
    days on market $175,000 Active 3 DOM
11. 2026-06-01
    days on market $175,000 Active 2 DOM
12. 2026-05-31
    remarks 568-char remark
13. 2026-05-31
    listed $175,000 Active 1 DOM

ⓘ 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: $5,877 · $490/mo
• Projected year-2 tax: $5,877 · $490/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 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: $21,229
• − Mortgage interest: −$9,803
• − Property taxes: −$5,877
• − Insurance: −$875
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,091
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $-79/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 — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 64,606
• Household income: $74,519
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1746.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 29% White 21% Black 15% Asian 11%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Vietnamese 7% 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: ▼ -203.91%
• Current HPI: 325.6966
• Rent YoY: ▲ 0.43%
• 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

4 events — show timeline

• 2026-05-28 Listed $175,000 NTREIS
• 2007-06-25 Sold (Public Records) — Public Records
• 2004-10-13 Sold (Public Records) — Public Records
• 1999-12-27 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,877 · +5.3% YoY. Source: county tax records.