3406 Country Club Dr · Grand Prairie, TX 75052

$209,000

4 bd · 2.0 ba · 1,931 sqft · SingleFamily public records · 5 Days on market

Built 1972 7,797 sqft lot Est $378k · 45% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +6.0/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! CASH ONLY! Unlock the hidden charm of this three bedroom, two bath home brimming with potential. Let your creativity transform this property nestled in a peaceful, established neighborhood. Enjoy two spacious living areas, including one with a cozy woodburning fireplace. The primary bedroom features its own ensuite bathroom, while two additional bedrooms and a second bathroom complete the layout. A two-car rear entry garage and a generous backyard with a covered patio offer plenty of space for relaxation or entertaining. All this in a prime location close to major freeways, shopping, and dining!

Key facts

• Covered patio
• Ensuite bathroom
• Prime location

Tags

• SPACIOUS LIVING AREAS
• COZY WOODBURNING FIREPLACE
• ENSUITE BATHROOM
• GENEROUS BACKYARD
• COVERED PATIO
• PRIME LOCATION

Property features AI

Finance

• Other: Property type: Single family residence; Subdivision: Park Valley 03; Lot size less than 0.5 acre (approximately 0.1790 acres)
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association (None)

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Alley access; Garage faces rear
• Utilities: City water; City sewer; Sidewalk
• Home design: Single family residence; Residential property; One story; Subdivision lot; Interior lot; Few trees
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1972; Preowned
• Exterior features: Covered porch(es); Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Three bedrooms (all on main level); Primary bedroom with ensuite bath (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Cable TV available; Two living areas; One dining area; Seven total rooms; One-story
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Cap rate 6.5% vs local median 3.7% in Grand Prairie — 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 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ervin C Whitt El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 511 students, 76% FRL).
• Market conditions: Rents flat; 290 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $209,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $378,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Brook Ln	0.09mi	3/2.0 (-1)	1,859 (-4%)	1mo	$250,000	$134	84
3410 Country Club Dr	0.01mi	4/2.5	2,032 (+5%)	6mo	$350,000	$172	83
3658 Racquet Club Dr	0.58mi	3/2.0 (-1)	1,920 (-1%)	3mo	$300,000	$156	64
3305 Country Rd	0.24mi	3/2.0 (-1)	1,712 (-11%)	8mo	$290,000	$169	58
1218 Birchbrook St	0.56mi	4/2.5	1,768 (-8%)	1mo	$225,000	$127	57
1216 Bold Forbes Dr	0.75mi	3/2.0 (-1)	1,954 (+1%)	1mo	$400,000	$205	57
1306 Dahlia Dr	0.68mi	3/2.0 (-1)	1,853 (-4%)	6mo	$369,900	$200	52
1313 Tanbark Ct	0.67mi	4/2.0	1,794 (-7%)	6mo	$389,900	$217	52
3609 Oakmont Dr	0.49mi	3/2.0 (-1)	2,087 (+8%)	15mo	$410,000	$196	46
3802 Bluegrass Dr	0.68mi	3/2.0 (-1)	2,089 (+8%)	9mo	$450,000	$215	42
3719 Dahlia Dr	0.65mi	3/2.0 (-1)	1,757 (-9%)	10mo	$375,000	$213	41
2814 Padre Ln	0.72mi	4/2.0	1,712 (-11%)	17mo	$319,000	$186	33

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-37,764
• Equity at exit: $31,163

10-year hold

• IRR: -21.4%
• Equity multiple: 0.07×
• Total profit: $-54,219
• Equity at exit: $18,071

Cash invested: $58,520 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 290
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$599 /mo · $7,183/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $38

Break-even live

Break-even rent $2,255

Max offer price $209,000

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $97	+0% $38	+5% $-21	+10% $-80
Rent	-10% $-144	-5% $-53	+0% $38	+5% $129	+10% $220
Rate	-1.0pp $144	-0.5pp $91	base $38	+0.5pp $-16	+1.0pp $-71

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3410 Country Club Dr Unit 1466126P Grand Prairie, TX	5.0	2.5	2023	$12,032	$5.95	24d	1	0.10mi
3410 Country Club Dr Grand Prairie, TX	5.0	2.5	2032	$8,150	$4.01	24d	1	0.10mi
57 W Townhouse Ln #18 Grand Prairie, TX	3.0	2.5	1452	$1,900	$1.31	45d	1	0.21mi
42 W Mountain Creek Dr Unit 3 Grand Prairie, TX	3.0	3.0	1584	$3,400	$2.15	0d	1	0.31mi
66 E Mountain Creek Dr Grand Prairie, TX	3.0	2.0	1280	$1,850	$1.45	4d	1	0.42mi
3316 Sir Stewart Cir Grand Prairie, TX	4.0	4.0	2420	$3,000	$1.24	45d	1	0.62mi
409 S Holiday Dr Grand Prairie, TX	3.0	2.0	1264	$2,000	$1.58	45d	1	0.65mi
338 Beatty Dr Grand Prairie, TX	3.0	2.0	1298	$1,895	$1.46	26d	1	0.79mi
414 E Grenoble Dr Grand Prairie, TX	3.0	2.0	1652	$2,325	$1.41	1d	1	0.87mi
1338 Winding Hollow Dr Grand Prairie, TX	3.0	2.0	1952	$2,850	$1.46	45d	1	0.96mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	9d	1	0.97mi
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	26d	1	0.99mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	22d	1	0.99mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	14d	1	0.99mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	45d	1	1.00mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	45d	1	1.04mi
418 David Dr Grand Prairie, TX	3.0	2.0	1437	$2,029	$1.41	19d	1	1.16mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	26d	1	1.16mi
3951 Dechman Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	1130	$2,514	$2.22	45d	11	1.16mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	14d	1	1.20mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	22d	1	1.20mi
614 Brian Dr Grand Prairie, TX	3.0	2.0	1469	$2,130	$1.45	1d	1	1.22mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	4d	1	1.29mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	45d	1	1.30mi
3401 Glenda Dr Grand Prairie, TX	3.0	2.0	1554	$2,206	$1.42	45d	1	1.32mi
618 Thornwood Trl Grand Prairie, TX	4.0	2.0	1803	$2,635	$1.46	0d	1	1.45mi
819 Over Ridge Dr Grand Prairie, TX	4.0	2.5	2046	$2,500	$1.22	22d	1	1.45mi
3914 Willowood Ln Grand Prairie, TX	3.0	2.0	1963	$2,519	$1.28	9d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $209,000 Active 5 DOM
2. 2026-06-18
   days on market $209,000 Active 2 DOM
3. 2026-06-17
   remarks 620-char remark
4. 2026-06-17
   listed $209,000 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: $7,183 · $599/mo
• Projected year-2 tax: $7,183 · $599/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,645
• − Mortgage interest: −$11,707
• − Property taxes: −$7,183
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$6,080
• Taxable loss: −$2,794
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,130/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

1 event — show timeline

• 2026-06-16 Listed $209,000 NTREIS

Property tax history

+5.6%/yr

Latest (2025): $7,183 · +0.3% YoY. Source: county tax records.