15757 El Estado Dr · Dallas, TX 75248

$595,000

6 bd · 4.0 ba · 2,782 sqft · SingleFamily · 105 Days on market

Built 1968 Good condition 10,280 sqft lot $214/sqft · 25% below area Est $793k · 25% 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).

• Cash flow +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained single-story full duplex offering an excellent investment or owner-occupant opportunity in a highly desirable North Dallas location. Each side features 3 bedrooms, 2 full bathrooms, separate entrances, private utilities, and spacious living areas designed for comfort and functionality. One half is move in ready, offering a large living area anchored by a cozy fireplace with built-ins, creating a warm and inviting focal point. The updated kitchen feature modern finishes and stainless steel appliances, providing both style and practicality. Generously sized bedrooms and well-appointed bathrooms complete the unit’s efficient single-level layout. The second half is tenant-occupied with a lease in place, offering immediate rental income. Whether you choose to live in one unit and lease the other at market rent or maintain both as income-producing properties, this duplex is well suited for a variety of ownership strategies. Zoned to highly sought-after Richardson ISD and conveniently located near UT Dallas, shopping, dining, and major commuting routes, this property is ideal for investors seeking steady cash flow or buyers looking to offset their mortgage with rental income.

Key facts

• Large living area
• Private utilities
• Updated kitchen

Tags

• SINGLE STORY FULL DUPLEX
• SEPARATE ENTRANCES
• PRIVATE UTILITIES
• LARGE LIVING AREA
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $595k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $595k).
• Recommended offer: $541k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: crime F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowie El (math 61% / reading 62%, grade B, #355 of 4,322 statewide, top 8%, 650 students, 14% FRL); Parkhill J H (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 624 students, 43% FRL); Richardson H S (math 39% / reading 58%, grade D, #560 of 1,632 statewide, top 35%, 2,773 students, 54% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 343 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $6,053/mo this rent would consume 72% of the median local household income ($100k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 105 days — a 9% lower offer ($541k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $541,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $793,405
• List price: $595,000
• Delta: -25.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7916 Habersham Ln	0.67mi	5/4.0 (-1)	2,745 (-1%)	3mo	$599,999	$219	59
7424 Alto Caro Dr	0.47mi	5/4.0 (-1)	2,687 (-3%)	15mo	$775,000	$288	55
7731 La Sobrina Dr	0.40mi	5/3.5 (-1)	3,144 (+13%)	2mo	$850,000	$270	51
1322 Comanche Dr	0.43mi	5/3.0 (-1)	2,938 (+6%)	13mo	$900,000	$306	51
16106 Salado Dr	0.66mi	5/3.0 (-1)	2,920 (+5%)	2mo	$1,050,000	$360	50
1216 Cherokee Dr	0.74mi	5/3.0 (-1)	2,638 (-5%)	2mo	$725,000	$275	46
7767 La Sobrina Dr	0.38mi	5/2.5 (-1)	2,402 (-14%)	4mo	$825,000	$343	45
7671 Rolling Acres Dr	0.72mi	5/4.0 (-1)	3,134 (+13%)	16mo	$870,000	$278	27
7246 Clearhaven Dr	0.65mi	5/3.0 (-1)	3,176 (+14%)	14mo	$839,500	$264	26

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-67,869
• Equity at exit: $88,716

10-year hold

• IRR: -6.2%
• Equity multiple: 0.64×
• Total profit: $-59,392
• Equity at exit: $51,445

Cash invested: $166,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $777,000 ($289/sqft)
• Median days on market: 37 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75248

• Rents YoY: 0.6%
• Active inventory: 343
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,053 medium
• Mortgage (P&I): −$3,120
• Tax est. 1.5%: −$744 /mo · $8,925/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,271
• Net cashflow: $670

Break-even live

Break-even rent $5,205

Max offer price $595,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,081	-5% $876	+0% $670	+5% $464	+10% $259
Rent	-10% $192	-5% $431	+0% $670	+5% $909	+10% $1,148
Rate	-1.0pp $970	-0.5pp $821	base $670	+0.5pp $516	+1.0pp $359

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: $148,750
• Closing costs: $17,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7765 El Pensador Dr Dallas, TX	5.0	2.5	2202	$5,999	$2.72	3d	1	0.18mi
1308 Glen Cove Dr Richardson, TX	6.0	3.5	3100	$9,750	$3.15	93d	1	0.55mi
7414 Authon Dr Dallas, TX	5.0	3.0	2394	$10,950	$4.57	93d	1	0.71mi
6911 Gateridge Dr Dallas, TX	5.0	4.5	3521	$6,750	$1.92	15d	1	1.41mi

Listing history 1 events

1. 2026-02-13
   listed $595,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   Well-maintained single-story full duplex offering an excellent investment or owner-occupant opportunity in a highly desirable North Dallas location. Each side features 3 bedrooms, 2 full bathrooms, separate entrances, private utilities, and spacious living areas designed for comfort and functionality. One half is move in ready, offering a large living area anchored by a cozy fireplace with built-ins, creating a warm and inviting focal point. The updated kitchen feature modern finishes and stainless steel appliances, providing both style and practicality. Generously sized bedrooms and well-appointed bathrooms complete the unit’s efficient single-level layout. The second half is tenant-occupied with a lease in place, offering immediate rental income. Whether you choose to live in one unit and lease the other at market rent or maintain both as income-producing properties, this duplex is well suited for a variety of ownership strategies. Zoned to highly sought-after Richardson ISD and conveniently located near UT Dallas, shopping, dining, and major commuting routes, this property is ideal for investors seeking steady cash flow or buyers looking to offset their mortgage with rental income.

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,636
• − Mortgage interest: −$33,329
• − Property taxes: −$8,925
• − Insurance: −$2,975
• − Repairs & maintenance: −$5,811
• − Management: −$5,811
• − Depreciation: −$17,309
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $8,406/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $13,910–$41,730 screening

A well-maintained single-story full duplex with good condition and minimal repairs needed. The property is move-in ready with a good curb appeal and efficient layout.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim hedges — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Bowie El B TX #355/4,322 Nat'l #6,818/41,679 Middle Westwood Math Science Leadership Magnet D TX #479/1,662 Nat'l #4,622/14,009 High Richardson H S D TX #560/1,632 Nat'l #6,127/17,239

Schools (NCES district)

• District: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

A Composite livability gradescore 81/100

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 · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,459
• Household income: $100,414
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 16% Black 11% Two or more races 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Other Asian/Pacific 2%

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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: ▼ -341.58%
• Current HPI: 324.8742
• Rent YoY: ▲ 0.61%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

• 2026-02-13 Listed $595,000 NTREIS