4212 Platte Dr · Balch Springs, TX 75180

$185,000

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 68 Days on market

Built 1967 10,010 sqft lot $164/sqft · 16% below area Est $221k · 16% under

---

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 +16.2/30.0
• ARV discount +14.8/15.0
• 1% rule +5.4/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well-located property just minutes from downtown Dallas, this 3-bedroom, 2-bath single-story ranch style home is ready for its next owner. This home is priced to reflect updates needed. The property features spacious rooms, solid structure, and a large backyard in a great neighborhood just steps from a local park, community water park, and skate park. While the home is in need of updates, the location and layout make it a perfect project for investors or owner-occupants looking to add value and their own style. Property sold as is.

Key facts

• Local park
• Large backyard
• Community water park

Tags

• LARGE BACKYARD
• LOCAL PARK
• COMMUNITY WATER PARK
• SKATE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.7% in Balch Springs — 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 68/100 on livability (#487 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, schools F, crime F.
• Mesquite ISD (suburban): math 35% / reading 32% proficiency, ranked #536 of 826 in TX (top 65%) — 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.
• Market conditions: 85 active listings in the ZIP; 19 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 35% of the median local income ($67k/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

• It's been on market 68 days — a 6% lower offer ($174k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (median comp): $220,797
• List price: $185,000
• Delta: -16.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 Platte Dr	0.00mi	3/2.0	1,131 (0%)	1mo	$185,000	$164	100
14520 Cimarron Dr	0.31mi	3/2.0	1,144 (+1%)	6mo	$229,900	$201	79
14307 S Marsha Dr	0.20mi	3/1.5	1,190 (+5%)	4mo	$224,999	$189	77
3925 Sapling Dr	0.24mi	3/2.0	1,055 (-7%)	3mo	$245,000	$232	75
14004 Cimarron Dr	0.50mi	3/1.5	1,147 (+1%)	1mo	$169,900	$148	72
204002 Cochise Dr	0.39mi	3/1.5	1,130 (-0%)	10mo	$204,500	$181	71
13223 Brandywine Ln	0.34mi	3/1.5	1,092 (-3%)	7mo	$199,950	$183	71
4704 Kristie Dr	0.44mi	3/2.0	1,155 (+2%)	8mo	$225,000	$195	70
4732 Kristie Dr	0.52mi	3/1.5	1,137 (+0%)	9mo	$180,000	$158	66
4621 Kyle Dr	0.45mi	4/2.0 (+1)	1,200 (+6%)	5mo	$219,000	$183	60
4306 Linda Ln	0.73mi	3/2.0	1,030 (-9%)	5mo	$249,900	$243	46
14311 Seminole St	0.56mi	3/1.0	1,280 (+13%)	8mo	$180,000	$141	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-23,661
• Equity at exit: $27,584

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,132
• Equity at exit: $15,995

Cash invested: $51,800 (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 75180

• Home prices YoY: -8.0%
• Active inventory: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$970
• Tax from tax record: −$382 /mo · $4,585/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $97

Break-even live

Break-even rent $1,809

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15115 Oakwood Ln Unit 1 Mesquite, TX	3.0	1.5	1102	$1,850	$1.68	43d	1	0.15mi
14419 Briarcrest Dr Balch Springs, TX	3.0	2.0	1350	$1,695	$1.26	43d	1	0.27mi
4320 Mohawk Dr Balch Springs, TX	4.0	2.0	1110	$1,900	$1.71	24d	1	0.41mi
14005 Cimarron Dr Balch Springs, TX	3.0	1.0	1252	$1,650	$1.32	24d	1	0.50mi
4605 Navajo Trl Balch Springs, TX	3.0	2.0	1152	$1,795	$1.56	43d	1	0.50mi
4229 Culmer Ln Balch Springs, TX	3.0	1.5	1156	$1,545	$1.34	21d	1	0.71mi
4307 Linda Ln Balch Springs, TX	4.0	1.5	1141	$1,941	$1.70	7d	1	0.77mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$2,500	$1.91	21d	1	0.87mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$1,800	$1.37	1d	1	0.87mi
12516 Spring Branch Dr Balch Springs, TX	3.0	1.5	1141	$1,761	$1.54	24d	1	0.89mi
12411 Summer Hill Dr Balch Springs, TX	3.0	2.0	1299	$1,800	$1.39	1d	1	0.96mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	7d	1	1.06mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	5d	1	1.11mi
2724 Windswept Ln Mesquite, TX	3.0	2.0	1402	$2,300	$1.64	24d	1	1.12mi
12248 Ortega St Dallas, TX	3.0	2.0	1346	$1,970	$1.46	2d	1	1.13mi
3921 Ambassador Way Balch Springs, TX	4.0	1.5	1460	$1,595	$1.09	43d	1	1.17mi
12109 Bishop Dr Balch Springs, TX	3.0	2.0	1149	$1,600	$1.39	7d	1	1.22mi
4400 Ambassador Way Balch Springs, TX	1.0–2.0	1.0–1.5	707	$1,200	$1.70	3d	4	1.36mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	15d	1	1.37mi

Listing history 2 events

1. 2026-05-05
   status Pending 539-char remark

   Show marketing remark (539 chars)

   A well-located property just minutes from downtown Dallas, this 3-bedroom, 2-bath single-story ranch style home is ready for its next owner. This home is priced to reflect updates needed. The property features spacious rooms, solid structure, and a large backyard in a great neighborhood just steps from a local park, community water park, and skate park. While the home is in need of updates, the location and layout make it a perfect project for investors or owner-occupants looking to add value and their own style. Property sold as is.

2. 2026-02-25
   listed $185,000 Active 539-char remark

   Show marketing remark (539 chars)

   A well-located property just minutes from downtown Dallas, this 3-bedroom, 2-bath single-story ranch style home is ready for its next owner. This home is priced to reflect updates needed. The property features spacious rooms, solid structure, and a large backyard in a great neighborhood just steps from a local park, community water park, and skate park. While the home is in need of updates, the location and layout make it a perfect project for investors or owner-occupants looking to add value and their own style. Property sold as is.

ⓘ 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: $4,585 · $382/mo
• Projected year-2 tax: $4,585 · $382/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,189
• − Mortgage interest: −$10,363
• − Property taxes: −$4,585
• − Insurance: −$925
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$5,382
• Taxable loss: −$1,776
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $1,593/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: Mesquite ISD
• NCES district ID: 4830390
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,372
• Composite: 29.06/100
• National rank: #6606
• State rank: #536 of 826 in TX

Livability — Balch Springs

• Score: 68/100
• State rank: #487
• US rank: #9673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balch Springs, TX
• County: Dallas County · 2,612,404 people
• City population: 26,455
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 26,455
• Household income: $67,019
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 660.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% Black 33% Two or more races 24% White 14% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 23% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -31.21%
• Current HPI: 361.3668
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-05 Pending — NTREIS
• 2026-02-25 Listed $185,000 NTREIS

Property tax history

+5.6%/yr

Latest (2025): $4,585 · +0.5% YoY. Source: county tax records.