9716 Pinehurst Ln · Dallas, TX 75227

$199,999

3 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 121 Days on market

Built 1987 3,833 sqft lot $189/sqft · 8% below area Est $217k · 8% under ↓ 3% 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).

• Cash flow +11.0/30.0
• ARV discount +10.9/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There’s something special about a home that offers a beginning. Step inside and you’ll immediately notice the vaulted ceiling stretching overhead, giving the main living area an unexpected sense of openness. The fireplace anchors the room, ready to become the heart of cozy evenings, lively gatherings, or quiet mornings with coffee and sunlight streaming through the front window. The layout flows easily from living to kitchen to breakfast area, creating a space that feels connected and full of potential. As it stands, it’s clean and functional. With vision, it could be something entirely personal — warm wood floors underfoot, a refreshed fireplace surround, cabinetry reimagined, lighting that transforms the mood. The bones are here. The volume is here. The opportunity is here. The primary suite offers generous proportions and a private bath layout that could be beautifully updated into a calming retreat. Secondary bedrooms provide flexibility for guests, a home office, or creative space. Out back, a fully fenced yard waits for weekend barbecues, garden beds, or a simple stretch of green for pets and play. Whether you’re planting roots, designing your first renovation, or shaping a smart investment, this home invites you to imagine what comes next. Come walk through — and see what it could become.

Key facts

• Vaulted ceiling
• Fully fenced yard
• Fireplace

Tags

• VAULTED CEILING
• FIREPLACE
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: schools C-, 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.
• Market conditions: Rents soft (-0.4%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/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 $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 121 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999 (12.0% 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 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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: 0.90% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $216,525
• List price: $199,999
• Delta: -7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9420 Kerrville St	0.33mi	2/2.0 (-1)	1,054 (-0%)	1mo	$176,000	$167	78
3211 Wilbarger Dr	0.38mi	3/2.0	1,046 (-1%)	9mo	$199,999	$191	73
3212 Poplar Springs Ln	0.07mi	2/2.0 (-1)	1,109 (+5%)	14mo	$219,900	$198	72
3308 Poplar Springs Ln	0.09mi	3/2.0	1,197 (+13%)	8mo	$230,000	$192	67
3203 Wilbarger Dr	0.39mi	3/2.0	980 (-7%)	9mo	$159,999	$163	62
9523 Brewster St	0.25mi	3/2.0	1,214 (+15%)	6mo	$170,000	$140	59
3347 Wilbarger Dr	0.38mi	4/2.0 (+1)	1,140 (+8%)	11mo	$165,000	$145	55
9405 Culberson St	0.36mi	3/1.0	1,153 (+9%)	12mo	$180,000	$156	54
9424 Culberson St	0.32mi	3/2.0	1,170 (+11%)	19mo	$219,900	$188	51
3819 Enola Gay Ave	0.50mi	3/2.0	1,155 (+9%)	14mo	$235,000	$203	50
3215 Wilbarger Dr	0.39mi	3/2.0	928 (-12%)	19mo	$164,900	$178	45
4028 Scarsdale Ln	0.55mi	3/2.0	1,187 (+12%)	13mo	$220,000	$185	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-42,926
• Equity at exit: $29,821

10-year hold

• IRR: -29.4%
• Equity multiple: -0.15×
• Total profit: $-64,209
• Equity at exit: $17,292

Cash invested: $56,000 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$371 /mo · $4,457/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-84

Break-even live

Break-even rent $1,903

Max offer price $185,151

Occupancy floor 100%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	6d	1	0.09mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	24d	1	0.15mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	13d	1	0.23mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	2d	21	0.26mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	43d	1	0.28mi
9431 Jill Ln Dallas, TX	4.0	2.0	1415	$2,200	$1.55	24d	1	0.45mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	24d	1	0.49mi
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	19d	1	0.62mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	3d	1	0.63mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	43d	1	0.67mi
9415 Rutherglen Dr Dallas, TX	3.0	2.0	1334	$1,850	$1.39	7d	1	0.68mi
2722 Spiceberry Ln Mesquite, TX	3.0	2.0	1270	$2,085	$1.64	3d	1	0.77mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	7d	1	0.77mi
409 Starling Dr Mesquite, TX	4.0	1.5	1200	$2,099	$1.75	24d	1	0.78mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	43d	1	0.80mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	12d	1	0.81mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	19d	1	0.81mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	24d	1	0.81mi
4051 Renee Dr Dallas, TX	2.0	1.0	1056	$2,050	$1.94	43d	1	0.89mi
2641 Bluebird Ln Mesquite, TX	3.0	1.5	1372	$1,650	$1.20	7d	1	0.91mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,865	$1.28	24d	1	0.91mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	43d	1	0.94mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	24d	1	0.95mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	43d	1	0.95mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	0.96mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	20d	1	0.96mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	1.01mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	16d	1	1.01mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	7d	1	1.01mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	43d	1	1.06mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	4d	1	1.08mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	7d	1	1.08mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	7d	1	1.09mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$999	$1.13	43d	1	1.11mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	4d	1	1.12mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	43d	1	1.19mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	43d	1	1.24mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	43d	1	1.24mi
2317 Spiceberry Ln Mesquite, TX	3.0	2.0	1300	$1,695	$1.30	7d	1	1.24mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	16d	1	1.26mi

Listing history 19 events

1. 2026-06-18
   days on market $199,999 Active 121 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   price $199,999 Active 120 DOM
4. 2026-06-17
   days on market $209,000 Active 120 DOM
5. 2026-06-16
   days on market $209,000 Active 119 DOM
6. 2026-06-15
   days on market $209,000 Active 118 DOM
7. 2026-06-13
   days on market $209,000 Active 116 DOM
8. 2026-06-09
   days on market $209,000 Active 112 DOM
9. 2026-06-08
   days on market $209,000 Active 111 DOM
10. 2026-06-07
    days on market $209,000 Active 110 DOM
11. 2026-06-04
    days on market $209,000 Active 107 DOM
12. 2026-06-03
    days on market $209,000 Active 106 DOM
13. 2026-06-02
    days on market $209,000 Active 105 DOM
14. 2026-06-02
    days on market $209,000 Active 104 DOM
15. 2026-05-31
    days on market $209,000 Active 103 DOM
16. 2026-05-18
    status Active 1370-char remark

    Show marketing remark (1370 chars)

    There’s something special about a home that offers a beginning. Step inside and you’ll immediately notice the vaulted ceiling stretching overhead, giving the main living area an unexpected sense of openness. The fireplace anchors the room, ready to become the heart of cozy evenings, lively gatherings, or quiet mornings with coffee and sunlight streaming through the front window. The layout flows easily from living to kitchen to breakfast area, creating a space that feels connected and full of potential. As it stands, it’s clean and functional. With vision, it could be something entirely personal — warm wood floors underfoot, a refreshed fireplace surround, cabinetry reimagined, lighting that transforms the mood. The bones are here. The volume is here. The opportunity is here. The primary suite offers generous proportions and a private bath layout that could be beautifully updated into a calming retreat. Secondary bedrooms provide flexibility for guests, a home office, or creative space. Out back, a fully fenced yard waits for weekend barbecues, garden beds, or a simple stretch of green for pets and play. Whether you’re planting roots, designing your first renovation, or shaping a smart investment, this home invites you to imagine what comes next. Come walk through — and see what it could become.

17. 2026-05-11
    historical Active Option Contract 1370-char remark

    Show marketing remark (1370 chars)

    There’s something special about a home that offers a beginning. Step inside and you’ll immediately notice the vaulted ceiling stretching overhead, giving the main living area an unexpected sense of openness. The fireplace anchors the room, ready to become the heart of cozy evenings, lively gatherings, or quiet mornings with coffee and sunlight streaming through the front window. The layout flows easily from living to kitchen to breakfast area, creating a space that feels connected and full of potential. As it stands, it’s clean and functional. With vision, it could be something entirely personal — warm wood floors underfoot, a refreshed fireplace surround, cabinetry reimagined, lighting that transforms the mood. The bones are here. The volume is here. The opportunity is here. The primary suite offers generous proportions and a private bath layout that could be beautifully updated into a calming retreat. Secondary bedrooms provide flexibility for guests, a home office, or creative space. Out back, a fully fenced yard waits for weekend barbecues, garden beds, or a simple stretch of green for pets and play. Whether you’re planting roots, designing your first renovation, or shaping a smart investment, this home invites you to imagine what comes next. Come walk through — and see what it could become.

18. 2026-05-04
    price $209,000 1370-char remark

    Show marketing remark (1370 chars)

    There’s something special about a home that offers a beginning. Step inside and you’ll immediately notice the vaulted ceiling stretching overhead, giving the main living area an unexpected sense of openness. The fireplace anchors the room, ready to become the heart of cozy evenings, lively gatherings, or quiet mornings with coffee and sunlight streaming through the front window. The layout flows easily from living to kitchen to breakfast area, creating a space that feels connected and full of potential. As it stands, it’s clean and functional. With vision, it could be something entirely personal — warm wood floors underfoot, a refreshed fireplace surround, cabinetry reimagined, lighting that transforms the mood. The bones are here. The volume is here. The opportunity is here. The primary suite offers generous proportions and a private bath layout that could be beautifully updated into a calming retreat. Secondary bedrooms provide flexibility for guests, a home office, or creative space. Out back, a fully fenced yard waits for weekend barbecues, garden beds, or a simple stretch of green for pets and play. Whether you’re planting roots, designing your first renovation, or shaping a smart investment, this home invites you to imagine what comes next. Come walk through — and see what it could become.

19. 2026-02-17
    listed $215,000 Active 1370-char remark

    Show marketing remark (1370 chars)

    There’s something special about a home that offers a beginning. Step inside and you’ll immediately notice the vaulted ceiling stretching overhead, giving the main living area an unexpected sense of openness. The fireplace anchors the room, ready to become the heart of cozy evenings, lively gatherings, or quiet mornings with coffee and sunlight streaming through the front window. The layout flows easily from living to kitchen to breakfast area, creating a space that feels connected and full of potential. As it stands, it’s clean and functional. With vision, it could be something entirely personal — warm wood floors underfoot, a refreshed fireplace surround, cabinetry reimagined, lighting that transforms the mood. The bones are here. The volume is here. The opportunity is here. The primary suite offers generous proportions and a private bath layout that could be beautifully updated into a calming retreat. Secondary bedrooms provide flexibility for guests, a home office, or creative space. Out back, a fully fenced yard waits for weekend barbecues, garden beds, or a simple stretch of green for pets and play. Whether you’re planting roots, designing your first renovation, or shaping a smart investment, this home invites you to imagine what comes next. Come walk through — and see what it could become.

ⓘ 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: $4,457 · $371/mo
• Projected year-2 tax: $4,457 · $371/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 8/10 Severe 7 d/yr ≥110°F today · 26 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: $21,563
• − Mortgage interest: −$11,203
• − Property taxes: −$4,457
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,818
• Taxable loss: −$4,366
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $39/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-2.8% since first listed

4 events — show timeline

• 2026-05-18 Relisted — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-04 Price Changed $209,000 NTREIS
• 2026-02-17 Listed $215,000 NTREIS

Property tax history

+7.5%/yr

Latest (2025): $4,457 · -7.7% YoY. Source: county tax records.