1936 Rosa Parks Blvd · Lancaster, TX 75146

$275,000

3 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 13 Days on market

Built 2009 5,140 sqft lot Est $262k · at est.

---

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 +8.9/30.0
• Appreciation +6.8/10.0
• ARV discount +5.3/15.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.1/10.0

Listing remarks MLS

This well maintain with updates has 3 bedroom, 2 bath & 2 car garage. It offers a open concept floor plan and is ideal for entertaining family. The Master bedroom has a walk-in closet, separate shower tub, double sinks and is separate from the other rooms. The kitchen features all SS appliances, tall cabinets, a breakfast bar and plenty of character. Great for entertaining family and or friends! MULTIPLE OFFERS RECEIVED! HIGHEST AND BEST OFFERS DUE MONDAY OCTOBER 18TH BY 12:00 NOON

Key facts

• Black appliances
• Double sinks
• Tall cabinets

Tags

• BLACK APPLIANCES
• TALL CABINETS
• PRIVATE PRIMARY SUITE
• WALK-IN-CLOSET
• DOUBLE SINKS
• SEPARATE SHOWER

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association; Community playground

Exterior

• Parking: Driveway; Attached garage; 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 2009; One story; Slab foundation; Shingle roof
• Construction: Built in 2009; Shingle roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Fenced yard (wood)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (Primary bedroom on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: High-speed internet available; Pantry; One living area; One dining area; One level (single-story)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.5% below list).
• Recommended offer: $235k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Lancaster ISD (suburban): math 19% / reading 29% proficiency, ranked #714 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rosa Parks/Millbrook El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 420 students, 84% FRL).
• Market conditions: Rents rising (+3.0%/yr); 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.6% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $235,217 (14.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $262,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 Cross Oaks Dr	0.07mi	4/2.0 (+1)	1,792 (+1%)	2mo	$264,900	$148	88
1941 Indian Lilac Dr	0.13mi	3/2.0	1,808 (+2%)	5mo	$139,900	$77	86
607 Rawlins Dr	0.27mi	3/2.0	1,827 (+3%)	2mo	$315,000	$172	80
644 Mission Ln	0.10mi	4/2.5 (+1)	1,911 (+8%)	7mo	$269,900	$141	70
1366 Southridge Dr	0.47mi	4/2.0 (+1)	1,793 (+1%)	7mo	$275,000	$153	66
1308 Meadow Gln	0.75mi	3/2.0	1,777 (+0%)	1mo	$252,000	$142	64
345 Allerton Mews	0.36mi	3/2.5	1,947 (+10%)	3mo	$285,000	$146	63
1378 Greenbriar Ln	0.43mi	3/2.0	1,589 (-10%)	7mo	$249,500	$157	57
1362 Rosewood Ln	0.48mi	4/3.0 (+1)	1,848 (+4%)	7mo	$285,000	$154	56
1229 Greenbriar Ln	0.70mi	4/2.0 (+1)	1,793 (+1%)	8mo	$220,000	$123	54
1310 Willowbrook St	0.68mi	4/1.5 (+1)	1,630 (-8%)	4mo	$179,900	$110	45
1313 Oakbluff Dr	0.64mi	3/2.0	1,530 (-14%)	4mo	$249,900	$163	44

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

Projected returns pro-forma

3.57% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.36×
• Total profit: $27,376
• Equity at exit: $132,647

10-year hold

• IRR: 8.7%
• Equity multiple: 2.39×
• Total profit: $107,332
• Equity at exit: $211,713

Cash invested: $77,000 (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 75146

• Home prices YoY: 1.1%
• Rents YoY: 3.0%
• Active inventory: 103
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$525 /mo · $6,305/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-224

Break-even live

Break-even rent $2,636

Max offer price $235,448

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Mosley Dr Lancaster, TX	4.0	2.0	1754	$2,099	$1.20	24d	1	0.05mi
1910 Jasmine Dr Lancaster, TX	3.0	2.5	2183	$2,480	$1.14	24d	1	0.11mi
711 Lentisco Dr Lancaster, TX	4.0	2.0	2425	$2,249	$0.93	43d	1	0.14mi
1373 Oakbluff Dr Lancaster, TX	3.0	2.0	1289	$1,850	$1.44	2d	1	0.46mi
1450 Waldrop Dr Lancaster, TX	4.0	2.0	1946	$2,105	$1.08	20d	1	0.50mi
1450 Waldrop Dr Lancaster, TX	4.0	2.0	1946	$2,291	$1.18	43d	1	0.50mi
1623 Venus Dr E Lancaster, TX	3.0	2.5	2339	$2,345	$1.00	12d	1	0.67mi
1225 Oakbluff Dr Lancaster, TX	3.0	2.0	1335	$1,895	$1.42	3d	1	0.74mi
1424 Chapman Dr Lancaster, TX	3.0	2.0	1820	$2,099	$1.15	24d	1	0.78mi
1217 Meadow Creek Dr Lancaster, TX	3.0	2.0	2088	$1,905	$0.91	7d	1	0.78mi
1217 Meadow Creek Dr Lancaster, TX	3.0	2.0	2088	$1,971	$0.94	12d	1	0.78mi
1308 Devine Dr Lancaster, TX	4.0	2.0	1568	$2,350	$1.50	43d	1	0.84mi
1125 Greenbriar Ln Lancaster, TX	3.0	2.0	1744	$1,825	$1.05	7d	1	0.86mi
1555 Willowbrook St Lancaster, TX	3.0	2.0	1544	$1,759	$1.14	21d	1	0.94mi
1109 Harvest Hill Ln Lancaster, TX	3.0	2.5	2006	$2,350	$1.17	7d	1	0.94mi
2720 Wild Grove Ln Lancaster, TX	4.0	2.0	1733	$8,750	$5.05	43d	1	0.94mi
2720 Wild Grove Ln Unit 1340976P Lancaster, TX	4.0	2.0	1732	$15,834	$9.14	21d	1	0.94mi
1534 Chapman Dr Lancaster, TX	4.0	2.0	2612	$2,700	$1.03	19d	1	0.98mi
1534 Chapman Dr Lancaster, TX	4.0	2.5	2612	$2,700	$1.03	43d	1	0.98mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,210	$1.19	1d	1	0.98mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,276	$1.22	7d	1	0.98mi
1605 N Houston School Rd Lancaster, TX	2.0–4.0	2.0	1125	$2,412	$2.14	1d	39	1.02mi
1218 Jewell Ln Lancaster, TX	4.0	2.0	1854	$2,071	$1.12	7d	1	1.04mi
1215 Jessie Ln Lancaster, TX	4.0	2.5	2279	$2,296	$1.01	12d	1	1.05mi
111 Palm Dr Lancaster, TX	3.0	2.0	1931	$2,199	$1.14	5d	1	1.06mi
134 Rolling Hills Pl Lancaster, TX	3.0	2.5	2544	$1,500	$0.59	44d	1	1.08mi
2827 Saint Martin Dr Lancaster, TX	3.0	2.0	1421	$2,400	$1.69	43d	1	1.09mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.0	1532	$2,250	$1.47	43d	1	1.10mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.5	1532	$2,095	$1.37	5d	1	1.10mi
2900 Ocean Dr Lancaster, TX	3.0	2.0	2520	$2,201	$0.87	18d	1	1.11mi
176 Palm Dr Lancaster, TX	3.0	2.0	2014	$2,200	$1.09	21d	1	1.11mi
2858 Saint Thomas Ln Lancaster, TX	3.0	2.0	1530	$1,950	$1.27	24d	1	1.14mi
1811 Kings Cross Dr Lancaster, TX	4.0	2.0	1812	$2,200	$1.21	24d	1	1.19mi
1750 Oneal St Lancaster, TX	3.0	2.0	1460	$2,100	$1.44	43d	1	1.20mi
1563 Nottingham Dr Lancaster, TX	4.0	2.0	1894	$2,299	$1.21	24d	1	1.21mi
1532 Linda Ln Lancaster, TX	3.0	2.0	1380	$2,000	$1.45	24d	1	1.26mi
1748 Cansler Ln Lancaster, TX	4.0	2.0	1806	$2,195	$1.22	43d	1	1.26mi
1226 Linkwood Ln Lancaster, TX	4.0	2.0	1700	$2,500	$1.47	1d	1	1.28mi
1861 Serena Dr Lancaster, TX	3.0	2.0	1731	$2,350	$1.36	1d	1	1.28mi
1533 Prescott Dr Lancaster, TX	3.0	2.0	1500	$1,975	$1.32	4d	1	1.30mi

Listing history 9 events

1. 2026-06-18
   days on market $275,000 Active 13 DOM
2. 2026-06-17
   days on market $275,000 Active 12 DOM
3. 2026-06-16
   days on market $275,000 Active 11 DOM
4. 2026-06-15
   days on market $275,000 Active 10 DOM
5. 2026-06-13
   days on market $275,000 Active 8 DOM
6. 2026-06-09
   days on market $275,000 Active 4 DOM
7. 2026-06-08
   days on market $275,000 Active 3 DOM
8. 2026-06-07
   remarks 688-char remark
9. 2026-06-07
   listed $275,000 Active 2 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: $6,305 · $525/mo
• Projected year-2 tax: $6,305 · $525/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,226
• − Mortgage interest: −$15,404
• − Property taxes: −$6,305
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$8,000
• Taxable loss: −$7,374
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $-917/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: Lancaster ISD
• NCES district ID: 4826670
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $52,275
• Composite: 21.41/100
• National rank: #8349
• State rank: #714 of 826 in TX

Livability — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,097
• Household income: $68,071
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1462.0

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 0.57)
• Race & ethnicity: Black 60% Hispanic / Latino 26% Two or more races 12% White 11%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 20%

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: ▲ 3.57%
• Current HPI: 316.7295
• Rent YoY: ▲ 2.96%
• 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

+97.8% since first listed

11 events — show timeline

• 2026-06-05 Listed $275,000 NTREIS
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-11-23 Sold (MLS) — NTREIS
• 2021-10-24 Pending — NTREIS
• 2021-10-19 Contingent — NTREIS
• 2021-10-15 Listed $255,000 NTREIS
• 2015-08-12 Sold (Public Records) — Public Records
• 2015-08-10 Sold (MLS) — NTREIS
• 2015-07-17 Pending — NTREIS
• 2015-07-02 Contingent — NTREIS
• 2015-06-29 Listed $139,000 NTREIS

Property tax history

+20.1%/yr

Latest (2025): $6,305 · -0.2% YoY. Source: county tax records.