2009 Las Cruces Ln · Dallas, TX 75217

$155,000

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 35 Days on market

Built 1954 7,362 sqft lot $106/sqft · 31% below area Est $226k · 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash deal in Dallas 75217! This one is ready for your vision—perfect fix & flip or rental play. Sold as-is, priced for opportunity. Serious inquiries only!Investor special! Cash-only opportunity located in Dallas, TX 75217. This property offers strong potential for renovation, rental income, or a fix-and-flip project. Sold as-is, with no repairs to be made by seller. Ideal for experienced investors looking to add value and maximize returns. Convenient access to major highways, schools, and local amenities. Buyer to verify all information. Multiple Offers!

Key facts

• Local amenities
• 7,362 sq ft lot
• Garage

Tags

• LOCAL AMENITIES

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Listing terms: Cash; Loan type treated as clear
• HOA & community: No association

Exterior

• Parking: Driveway; Garage (attached, 1-car)
• Utilities: City water; City sewer; Electricity available
• Home design: Single family residence; Residential property; Attached property
• Construction: Built in 1954
• Exterior features: Lot under 0.5 acre (approximately 0.169 acres); Subdivision: Hillburn Park; Directions: Highway 175 exit Bruton Rd, turn right on Las Cruces; property on the right at 2009 Las Cruces

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 3 bedrooms (primary bedroom on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling
• Interior features: Open floorplan; One-level home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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.
• Zoned schools: Nathaniel Hawthorne El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 420 students, 87% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 203 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/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 $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 35 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $155k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 6.8

CMA / ARV

• ARV (median comp): $226,206
• List price: $155,000
• Delta: -31.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 Gaylord Dr	0.17mi	3/2.0	1,446 (-1%)	3mo	$265,000	$183	88
1905 Houghton Rd	0.16mi	3/2.0	1,322 (-10%)	0mo	$249,000	$188	76
2215 Mack Ln	0.42mi	3/2.0	1,480 (+1%)	2mo	$285,000	$193	76
2211 San Pablo Dr	0.37mi	4/2.0 (+1)	1,435 (-2%)	5mo	$269,000	$187	71
7328 Ravehill Ln	0.48mi	2/1.5 (-1)	1,432 (-2%)	2mo	$159,000	$111	65
1937 Earnhardt Way	0.52mi	3/2.0	1,544 (+6%)	2mo	$265,000	$172	65
1925 Bodine Ln	0.66mi	3/2.0	1,540 (+5%)	1mo	$242,500	$157	59
7810 Dugan St	0.29mi	2/2.0 (-1)	1,308 (-10%)	6mo	$199,990	$153	59
7341 Ravehill Ln	0.48mi	3/2.0	1,276 (-13%)	5mo	$225,000	$176	52
7334 Daingerfield Dr	0.68mi	3/2.0	1,618 (+11%)	1mo	$249,900	$154	50
7405 Daingerfield Dr	0.68mi	3/2.0	1,632 (+12%)	3mo	$270,000	$165	47
2417 Fonville Dr	0.70mi	4/2.0 (+1)	1,629 (+11%)	2mo	$260,000	$160	42

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-16,912
• Equity at exit: $23,111

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-13,532
• Equity at exit: $13,402

Cash invested: $43,400 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 203
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$813
• Tax from tax record: −$441 /mo · $5,292/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $184

Break-even live

Break-even rent $1,669

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $272	-5% $228	+0% $184	+5% $140	+10% $97
Rent	-10% $34	-5% $109	+0% $184	+5% $259	+10% $335
Rate	-1.0pp $262	-0.5pp $224	base $184	+0.5pp $144	+1.0pp $103

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	7d	1	0.05mi
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	16d	1	0.17mi
7632 Livvie Meador Ln Dallas, TX	4.0	2.0	1719	$2,300	$1.34	45d	1	0.56mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	0.75mi
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	45d	1	0.82mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	0.90mi
1355 N Jim Miller Rd Unit 23 Dallas, TX	2.0	1.5	953	$1,100	$1.15	4d	1	0.93mi
1355 N Jim Miller Rd Unit 121 Dallas, TX	3.0	1.5	1169	$1,250	$1.07	4d	1	0.93mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	45d	1	1.06mi
1246 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,050	$1.37	22d	1	1.15mi
1244 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,120	$1.41	22d	1	1.15mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.20mi
3205 Elva Ave Dallas, TX	2.0	1.0	950	$1,500	$1.58	45d	1	1.27mi
8609 Jennie Lee Ln Dallas, TX	3.0	2.0	1863	$2,300	$1.23	6d	1	1.28mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	1.30mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	25d	1	1.34mi
3331 Urban Ave Dallas, TX	4.0	2.0	1827	$2,950	$1.61	45d	1	1.34mi
1213 Hawley Ln Dallas, TX	4.0	2.0	1074	$2,000	$1.86	45d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   status $155,000 Pending 35 DOM
2. 2026-06-17
   days on market $155,000 Active 35 DOM
3. 2026-06-16
   days on market $155,000 Active 34 DOM
4. 2026-06-15
   days on market $155,000 Active 33 DOM
5. 2026-06-13
   days on market $155,000 Active 31 DOM
6. 2026-06-09
   days on market $155,000 Active 27 DOM
7. 2026-06-08
   days on market $155,000 Active 26 DOM
8. 2026-06-07
   days on market $155,000 Active 25 DOM
9. 2026-06-04
   days on market $155,000 Active 22 DOM
10. 2026-06-03
    days on market $155,000 Active 21 DOM
11. 2026-06-02
    days on market $155,000 Active 20 DOM
12. 2026-06-01
    pricedays on market $155,000 Active 19 DOM
13. 2026-05-31
    days on market $165,000 Active 18 DOM
14. 2026-05-04
    listed $165,000 Active
15. 1995-04-24
    soldstatus $60,847
16. 1995-04-19
    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: $5,292 · $441/mo
• Projected year-2 tax: $5,292 · $441/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 7/10 Severe 7 d/yr ≥109°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,826
• − Mortgage interest: −$8,682
• − Property taxes: −$5,292
• − Insurance: −$775
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,509
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,232/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: 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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+154.7% since first listed

6 events — show timeline

• 2026-06-18 Pending — NTREIS
• 2026-06-01 Price Changed $155,000 NTREIS
• 2026-05-21 Relisted — NTREIS
• 2026-05-04 Listed $165,000 NTREIS
• 1995-04-24 Sold (Public Records) $60,847 Public Records
• 1995-04-19 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $5,292 · -0.4% YoY. Source: county tax records.