3418 West Dr Key W · Rowlett, TX 75088

$270,000

3 bd · 2.0 ba · 1,701 sqft · Other · 23 Days on market

Built 1992 Fair condition

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks

Single family house, 3 bd, 2 bth, 2 car garage. Includes 2 large living areas. House is in great shape, includes all appliances and everything works. It needs some repairs. Great opportunity for a do it yourself homebuyer who wants to put sweat equity in it. It needs new floors and some drywall work. Please contact for more information. La casa est & Atilde; & iexcl; en excelentes condiciones; incluye todos los electrodom & Atilde; & copy; sticos y todo funciona. Necesita algunas reparaciones. Necesita pisos nuevos y algo de paneles de yeso.

Key facts

• Built 1992
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-54 ($-649/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (15.1% below list).
• Recommended offer: $229k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Rowlett — 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 75/100 on livability (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 295 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

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 $229,346 (15.1% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-53,882
• Equity at exit: $40,258

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-77,188
• Equity at exit: $23,345

Cash invested: $75,600 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 295
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-54

Break-even live

Break-even rent $2,362

Max offer price $262,176

Occupancy floor 97%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Bucknell Dr Rowlett, TX	3.0	2.0	1596	$2,500	$1.57	43d	1	0.15mi
7617 Dockside Dr Rowlett, TX	3.0	2.0	1968	$2,300	$1.17	43d	1	0.20mi
7921 Rice Dr Rowlett, TX	3.0	2.0	1847	$2,166	$1.17	7d	1	0.26mi
7916 Rice Dr Rowlett, TX	4.0	2.5	2052	$2,245	$1.09	5d	1	0.29mi
3621 Geoffrey Trl Rowlett, TX	4.0	2.5	1926	$2,750	$1.43	43d	1	0.35mi
7605 Cornell Dr Rowlett, TX	3.0	2.0	1339	$1,850	$1.38	43d	1	0.39mi
3205 Hillcrest Dr Rowlett, TX	4.0	2.0	1776	$2,299	$1.29	2d	1	0.40mi
7601 Cornell Dr Rowlett, TX	3.0	2.5	1801	$2,400	$1.33	43d	1	0.40mi
4113 Starboard Trl Rowlett, TX	3.0	2.5	1974	$2,290	$1.16	43d	1	0.43mi
2510 Stanford St Unit A Rowlett, TX	2.0	2.0	1100	$1,475	$1.34	43d	1	0.59mi
2509 Stanford St Unit A Rowlett, TX	2.0	2.0	1834	$1,750	$0.95	22d	1	0.61mi
2305 Randi Rd Rowlett, TX	3.0	2.0	1527	$2,145	$1.40	43d	1	0.63mi
7313 Seascape Dr Rowlett, TX	3.0	2.0	1334	$2,200	$1.65	24d	1	0.64mi
4522 Horizon Dr Rowlett, TX	4.0	2.0	1572	$2,205	$1.40	43d	1	0.64mi
7301 Seascape Dr Rowlett, TX	4.0	2.0	1608	$1,275	$0.79	2d	1	0.66mi
2302 Dana Dr Rowlett, TX	4.0	3.5	2223	$2,900	$1.30	7d	1	0.68mi
4702 Mariner Dr Rowlett, TX	4.0	2.0	2094	$2,500	$1.19	43d	1	0.70mi
7623 Coronado Dr Rowlett, TX	3.0	3.0	2030	$2,795	$1.38	2d	1	0.72mi
7621 Pebble Beach Dr Rowlett, TX	3.0	2.0	1544	$1,895	$1.23	43d	1	0.73mi
2130 Argolis Dr Rowlett, TX	4.0	3.5	2239	$3,299	$1.47	17d	1	0.74mi
4617 Carmel Ln Rowlett, TX	3.0	2.0	1402	$1,999	$1.43	24d	1	0.74mi
7813 Sunset Blvd Rowlett, TX	3.0	3.5	2223	$2,800	$1.26	43d	1	0.81mi
8805 Bayshore Ln Rowlett, TX	3.0	2.5	2148	$1,600	$0.74	4d	1	0.81mi
2221 Tangleridge Ln Rowlett, TX	3.0	2.0	1415	$1,995	$1.41	2d	1	0.83mi
8902 Bayshore Ln Rowlett, TX	4.0	2.5	1953	$2,525	$1.29	24d	1	0.84mi
2218 Fuqua Rd Rowlett, TX	4.0	2.0	1705	$2,300	$1.35	7d	1	0.85mi
2008 Naples Rowlett, TX	3.0	2.5	2217	$2,695	$1.22	2d	1	0.87mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	24d	1	0.87mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	43d	1	0.87mi
4321 Duck Pond Ln Rowlett, TX	3.0	2.5	1956	$2,500	$1.28	43d	1	0.88mi
8102 Lake Bend Dr Rowlett, TX	3.0	2.0	1579	$2,145	$1.36	43d	1	0.89mi
4322 Duck Pond Ln Rowlett, TX	4.0	3.0	2100	$2,950	$1.40	24d	1	0.90mi
4322 Duck Pond Ln Rowlett, TX	4.0	3.0	2089	$2,795	$1.34	2d	1	0.90mi
7005 Sunset Blvd Rowlett, TX	3.0	2.5	2208	$3,200	$1.45	43d	1	0.93mi
8802 Briarwood Dr Rowlett, TX	4.0	2.0	1750	$2,875	$1.64	43d	1	1.03mi
1801 Bayside Dr Rowlett, TX	1.0–4.0	1.0–4.0	1226	$2,149	$1.75	2d	36	1.04mi
8505 Woodside Rd Rowlett, TX	3.0	2.0	1709	$2,200	$1.29	43d	1	1.05mi
9117 Lakepointe Ave Rowlett, TX	3.0	2.5	2152	$2,999	$1.39	43d	1	1.05mi
8400 Sunset Blvd Rowlett, TX	1.0–4.0	1.0–4.0	1303	$2,017	$1.55	2d	35	1.14mi
8513 Kensington Dr Rowlett, TX	3.0	2.0	1830	$1,800	$0.98	11d	1	1.17mi

Listing history 14 events

1. 2026-06-18
   days on market $270,000 Active 23 DOM
2. 2026-06-17
   days on market $270,000 Active 22 DOM
3. 2026-06-16
   days on market $270,000 Active 21 DOM
4. 2026-06-15
   days on market $270,000 Active 20 DOM
5. 2026-06-13
   days on market $270,000 Active 18 DOM
6. 2026-06-09
   days on market $270,000 Active 14 DOM
7. 2026-06-08
   days on market $270,000 Active 13 DOM
8. 2026-06-07
   days on market $270,000 Active 12 DOM
9. 2026-06-04
   days on market $270,000 Active 9 DOM
10. 2026-06-03
    days on market $270,000 Active 8 DOM
11. 2026-06-02
    days on market $270,000 Active 7 DOM
12. 2026-06-02
    days on market $270,000 Active 6 DOM
13. 2026-05-31
    days on market $270,000 Active 5 DOM
14. 2026-05-26
    listed $270,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $27,522
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$7,855
• Taxable loss: −$5,261
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $614/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, particularly in the exterior and landscaping areas. Improvements in these areas would significantly enhance its value.

Repairs flagged

• Major tree damage — Significant tree damage
• Major landscaping — Overgrown and needs trimming

Value-add opportunities

• Both landscaping — Improves curb appeal and property value
• Both painting — Enhances interior and exterior aesthetics
• Both flooring — Improves living space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
tree damage · Significant tree damage	Major	$15,000–50,000
landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping — Improves curb appeal and property value ↑
• Both painting — Enhances interior and exterior aesthetics ↑
• Both flooring — Improves living space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

• 2026-05-26 Listed $270,000 FSBO.com