3629 Vilbig Rd · Dallas, TX 75212

$699,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 39 Days on market

Built 2025 9,191 sqft lot $526/sqft · 183% above area Est $663k · 5% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +5.1/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Experience luxury living in this stunning 3,572 sq ft modern new construction, perfectly located just minutes from Downtown Dallas in the heart of vibrant Trinity Groves. Featuring 4 spacious bedrooms and 3.5 baths, this home offers the option to have your primary suite either upstairs or downstairs. The primary suite is a true retreat with a spa-inspired bathroom, double vanities, a soaking tub, and an oversized walk-in closet. The chef’s kitchen is a showstopper, boasting Quartzite countertops, an island with a pop-up charging port, under-cabinet lighting, a luxury 6-burner range, pot filler, and a spacious walk-in pantry. Just off the kitchen, a stunning glass-enclosed wine display

Key facts

• Second living area
• Chef's kitchen
• 9,191 sq ft lot

Tags

• MODERN NEW CONSTRUCTION
• SPA INSPIRED BATHROOM
• CHEF'S KITCHEN
• QUARTZITE COUNTERTOPS
• GLASS ENCLOSED WINE DISPLAY
• SECOND LIVING AREA

Property features AI

Finance

• Other: Property is not attached; Subdivision: Victory Gardens 02; County: Dallas; Possession at closing/funding; Listing status: Active
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: 2 covered spaces; 2-car attached garage; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Two levels; New construction (completed in 2025)
• Construction: Composition roof; Slab foundation; Built in 2025
• Exterior features: Corner lot

Interior

• Kitchen: Built-in gas range; Kitchen island; Pantry
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Built-in features; Cable TV available; Decorative lighting; Double vanity; High speed internet available; Kitchen island; Pantry; Walk-in closets; Two living areas; Two dining areas; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (60.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (68.0% below list).
• Recommended offer: $224k (68.0% below list) — sets the bar for 1% rule.

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: C F Carr El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 281 students, 99% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 45% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 14462% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $223,992 (68.0% 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 39 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.32% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.74%
• DSCR: 0.34
• GRM: 26.0

CMA / ARV

• ARV (median comp): $663,337
• List price: $699,000
• Delta: 5.38%
• 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
1826 Kraft St	0.25mi	3/2.0	1,333 (+0%)	3mo	$314,990	$236	86
3503 Chicago St	0.34mi	3/2.0	1,283 (-4%)	1mo	$296,240	$231	77
3411 Ladd	0.33mi	3/2.0	1,253 (-6%)	4mo	$250,000	$200	72
3414 Vilbig Rd	0.23mi	4/2.0 (+1)	1,243 (-6%)	5mo	$285,000	$229	69
1711 Kraft St	0.22mi	2/1.0 (-1)	1,226 (-8%)	7mo	$154,900	$126	62
2019 Mcbroom St	0.47mi	3/1.5	1,288 (-3%)	11mo	$275,000	$214	62
4011 Puget St	0.43mi	3/2.0	1,465 (+10%)	2mo	$250,000	$171	62
1961 Morris St	0.38mi	3/2.0	1,169 (-12%)	3mo	$285,000	$244	60
1949 Gallagher St	0.30mi	3/2.0	1,188 (-11%)	11mo	$200,000	$168	59
2001 Toronto St	0.61mi	3/2.0	1,271 (-4%)	9mo	$250,000	$197	56
1423 Toronto St	0.59mi	3/2.0	1,428 (+7%)	6mo	$250,000	$175	55
1402 Mcbroom St	0.46mi	2/1.0 (-1)	1,190 (-10%)	5mo	$189,500	$159	48

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 2.13×
• Total profit: $220,625
• Equity at exit: $629,715

10-year hold

• IRR: 13.5%
• Equity multiple: 4.87×
• Total profit: $757,639
• Equity at exit: $1,358,003

Cash invested: $195,720 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 26.0×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-2,404

Break-even live

Break-even rent $5,283

Max offer price $274,260

Occupancy floor —

Sensitivity live

Price	-10% $-2,009	-5% $-2,207	+0% $-2,404	+5% $-2,602	+10% $-2,800
Rent	-10% $-2,581	-5% $-2,493	+0% $-2,404	+5% $-2,316	+10% $-2,227
Rate	-1.0pp $-2,052	-0.5pp $-2,227	base $-2,404	+0.5pp $-2,585	+1.0pp $-2,770

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Shaw St Dallas, TX	4.0	3.0	1720	$2,699	$1.57	9d	1	0.10mi
1834 Bayside St Dallas, TX	3.0	2.0	1322	$2,000	$1.51	19d	1	0.13mi
1610 Life Ave Dallas, TX	3.0	2.5	1657	$2,800	$1.69	45d	1	0.15mi
1902 Angelina Dr Dallas, TX	3.0	1.0	1040	$1,695	$1.63	1d	1	0.26mi
1739 McBroom St Dallas, TX	3.0	2.0	1138	$2,100	$1.85	13d	1	0.30mi
1944 Gallagher St Dallas, TX	3.0	2.0	1125	$1,961	$1.74	7d	1	0.30mi
3517 Chicago St Dallas, TX	3.0	3.0	1538	$1,200	$0.78	8d	1	0.31mi
1728 McBroom St Dallas, TX	3.0	1.0	1027	$1,695	$1.65	45d	1	0.32mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	6d	1	0.34mi
1520 McBroom St Dallas, TX	2.0	1.0	900	$1,590	$1.77	45d	1	0.37mi
3226 Navaro St Dallas, TX	3.0	2.0	1547	$2,500	$1.62	45d	1	0.41mi
1907 Nomas St Dallas, TX	3.0	2.0	1368	$2,900	$2.12	20d	1	0.43mi
3015 Chihuahua Ave Unit 1069902P Dallas, TX	3.0	2.0	904	$6,725	$7.44	1d	1	0.56mi
3015 Chihuahua Ave Dallas, TX	3.0	2.0	912	$4,500	$4.93	9d	1	0.56mi
2322 Tan Oak Dr Dallas, TX	3.0	2.5	1630	$2,500	$1.53	45d	1	0.69mi
2901 Borger St Apt 511 Dallas, TX	2.0	2.0	1084	$1,850	$1.71	0d	1	0.75mi
3213 Obenchain St Dallas, TX	3.0	1.0	1120	$1,690	$1.51	45d	1	0.76mi
1010 Singleton Blvd Unit 1043 Dallas, TX	3.0	2.0	1581	$3,127	$1.98	0d	1	0.79mi
1010 Singleton Blvd Unit 1047 Dallas, TX	2.0	2.0	990	$2,327	$2.35	0d	1	0.79mi
996 Singleton Blvd Dallas, TX	2.0	2.0	1203	$1,981	$1.65	4d	1	0.82mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.83mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	14d	1	0.84mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.85mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	1d	26	0.92mi
941 Bayonne St Unit 939 Dallas, TX	2.0	2.0	917	$1,350	$1.47	6d	1	0.94mi
941 Bayonne St Unit 941 Dallas, TX	2.0	2.0	917	$1,295	$1.41	20d	1	0.94mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$1,999	$1.74	18d	1	1.03mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$2,100	$1.82	45d	1	1.03mi
1293 Clifftop Ln Dallas, TX	2.0	2.5	1411	$2,900	$2.06	45d	1	1.14mi
320 Singleton Blvd Dallas, TX	2.0	1.0–2.0	874	$2,069	$2.37	0d	15	1.24mi
120 Turtle Creek Blvd Dallas, TX	2.0	1.0–2.0	920	$2,203	$2.39	0d	28	1.24mi
3386 Peyton Lila Rd Dallas, TX	4.0	2.5	1739	$2,350	$1.35	45d	1	1.28mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	22d	1	1.35mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	21d	1	1.35mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	24d	1	1.37mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	21d	1	1.37mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	14d	1	1.37mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	14d	1	1.37mi
431 W Commerce St Dallas, TX	2.0	1.0	1037	$2,568	$2.48	26d	1	1.37mi
710 Fort Worth Ave Dallas, TX	2.0	2.0	1122	$1,479	$1.32	45d	1	1.37mi

Listing history 26 events

1. 2026-06-21
   days on market $699,000 Active 39 DOM
2. 2026-06-18
   days on market $699,000 Active 36 DOM
3. 2026-06-17
   days on market $699,000 Active 35 DOM
4. 2026-06-16
   days on market $699,000 Active 34 DOM
5. 2026-06-15
   days on market $699,000 Active 33 DOM
6. 2026-06-13
   days on market $699,000 Active 31 DOM
7. 2026-06-09
   days on market $699,000 Active 27 DOM
8. 2026-06-08
   days on market $699,000 Active 26 DOM
9. 2026-06-07
   days on market $699,000 Active 25 DOM
10. 2026-06-04
    days on market $699,000 Active 22 DOM
11. 2026-06-03
    days on market $699,000 Active 21 DOM
12. 2026-06-02
    days on market $699,000 Active 20 DOM
13. 2026-06-01
    days on market $699,000 Active 19 DOM
14. 2026-05-31
    days on market $699,000 Active 18 DOM
15. 2026-05-14
    price $699,000 1206-char remark
16. 2026-05-14
    price $750,000 1206-char remark
17. 2026-05-14
    listed $819,000 Active 1206-char remark
18. 2026-05-13
    historical
19. 2026-03-25
    listed $699,000 Active
20. 2026-03-25
    historical
21. 2026-02-09
    price $724,800
22. 2025-11-17
    listed $724,900 Active
23. 2025-11-16
    historical
24. 2025-11-06
    price $755,000
25. 2025-08-08
    listed $759,000 Active
26. 2024-12-31
    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: $2,604 · $217/mo
• Projected year-2 tax: $12,792 · $1,066/mo
• Expected delta: +$10,188/yr (+$849/mo · 391.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,879
• − Mortgage interest: −$39,155
• − Property taxes: −$2,604
• − Insurance: −$3,495
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$20,335
• Taxable loss: −$43,010
• Est. tax savings @ 24.0%: +$10,322
• After-tax cash flow: $-18,530/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

-99.4% since first listed

13 events — show timeline

• 2026-05-27 Listed for Rent $4,800 NTREIS
• 2026-05-14 Price Changed $699,000 NTREIS
• 2026-05-14 Price Changed $750,000 NTREIS
• 2026-05-14 Listed $819,000 NTREIS
• 2026-05-13 Listing Removed — NTREIS
• 2026-03-25 Listing Removed — NTREIS
• 2026-03-25 Listed $699,000 NTREIS
• 2026-02-09 Price Changed $724,800 NTREIS
• 2025-11-17 Listed $724,900 NTREIS
• 2025-11-16 Listing Removed — NTREIS
• 2025-11-06 Price Changed $755,000 NTREIS
• 2025-08-08 Listed $759,000 NTREIS
• 2024-12-31 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,604 · -70.9% YoY. Source: county tax records.