1280 Ponchartrain Dr · Dallas, TX 75253

$319,589

4 bd · 2.0 ba · 2,062 sqft · Land · 6 Days on market

Built 2025 6,460 sqft lot $155/sqft · at area comps Est $308k · at est. $58/mo HOA · 2% of rent

---

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 +14.9/30.0
• ARV discount +5.7/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory association with Legacy Southwest management; Annual association fee (includes full use of facilities and management fees)

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: MUD water; MUD sewer; Concrete; Municipal utility district; Sidewalk
• Home design: Single family residence; One story; Residential property; New construction (incomplete, year built 2025)
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Curbs and sidewalk

Interior

• Kitchen: Electric range; Gas cooktop; Microwave; Dishwasher; Disposal; Natural stone/granite counters; Built-in cabinets; Water line to refrigerator; Plumbed for gas in kitchen; Walk-in pantry
• Bedrooms: Primary bedroom on level 1 with walk-in closet; Three additional bedrooms (two on level 2, one on level 1)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); ENERGY STAR qualified equipment
• Interior features: Open floorplan; Eat-in kitchen; Walk-in pantry; Built-in features; Decorative lighting; Cable TV available; High-speed internet available
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (16.3% below list).
• Recommended offer: $268k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools C-, 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: Rents soft (-0.6%/yr); 126 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,676/mo this rent would consume 53% of the median local household income ($61k/yr) (locally 497% of renters already pay >50% of income on rent) — 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 $2k of loan paydown is wiped out by about $10k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $267,580 (16.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (median comp): $307,615
• List price: $319,589
• Delta: 3.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-53,921
• Equity at exit: $47,652

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-70,113
• Equity at exit: $27,632

Cash invested: $89,485 (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 75253

• Home prices YoY: -7.2%
• Rents YoY: -0.6%
• Active inventory: 126
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$1,676
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$133
• HOA: −$58
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $91

Break-even live

Break-even rent $2,561

Max offer price $319,589

Occupancy floor 92%

Sensitivity live

Price	-10% $272	-5% $181	+0% $91	+5% $0	+10% $-90
Rent	-10% $-121	-5% $-15	+0% $91	+5% $196	+10% $302
Rate	-1.0pp $252	-0.5pp $172	base $91	+0.5pp $8	+1.0pp $-76

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: $79,897
• Closing costs: $9,588
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1249 Eagle Mountain Dr Dallas, TX	4.0	2.0	1826	$2,750	$1.51	0d	1	0.09mi
1428 Victoria St Mesquite, TX	4.0	3.0	2203	$3,695	$1.68	44d	1	0.14mi
15008 Baikal Dr Dallas, TX	4.0	3.0	2524	$2,700	$1.07	44d	1	0.18mi
2518 Tahoe Dr Seagoville, TX	5.0	3.0	2687	$2,850	$1.06	12d	1	0.21mi
2516 Tahoe Dr Seagoville, TX	4.0	3.0	2087	$2,550	$1.22	0d	1	0.21mi
2516 Tahoe Dr Seagoville, TX	4.0	3.0	2087	$2,550	$1.22	13d	1	0.21mi
1131 Elijah Way Dallas, TX	4.0	2.0	1790	$2,300	$1.28	21d	1	0.34mi
2905 Englenook Dr Seagoville, TX	4.0	2.5	2119	$2,149	$1.01	44d	1	0.46mi
2903 Castlebend Dr Seagoville, TX	5.0	2.5	2566	$2,450	$0.95	18d	1	0.47mi
2820 Jordan Dr Seagoville, TX	4.0	2.0	1758	$1,950	$1.11	0d	1	0.51mi
2806 Balleywood Dr Seagoville, TX	4.0	2.0	1844	$2,195	$1.19	4d	1	0.52mi
2603 Hutchins Dr Seagoville, TX	4.0	2.0	1909	$1,975	$1.03	44d	1	0.59mi
15133 Ace Dr Dallas, TX	4.0	2.0	2079	$2,500	$1.20	44d	1	0.62mi
15127 Athena Dr Dallas, TX	3.0	2.0	1608	$2,400	$1.49	0d	1	0.67mi
1928 Laurel Park Ln Seagoville, TX	3.0	2.0	1889	$2,450	$1.30	0d	1	0.67mi
2708 Corbo Dr Seagoville, TX	4.0	2.0	2090	$2,400	$1.15	21d	1	0.68mi
127 Woodhill St Mesquite, TX	3.0	2.0	1545	$1,950	$1.26	12d	1	1.34mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 4 events

1. 2026-06-03
   statusdays on market $319,589 Pending 6 DOM
2. 2026-06-02
   days on market $319,589 Active 5 DOM
3. 2026-06-01
   days on market $319,589 Active 4 DOM
4. 2026-05-31
   days on market $319,589 Active 3 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: $1,872 · $156/mo
• Projected year-2 tax: $5,848 · $487/mo
• Expected delta: +$3,977/yr (+$331/mo · 212.4%)

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

Taxation est. · year 1

• Rental income: $32,110
• − Mortgage interest: −$17,902
• − Property taxes: −$1,872
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$696
• − Depreciation: −$9,297
• Taxable loss: −$4,393
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $2,144/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 — 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): 24,395
• Household income: $60,874
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 497.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 35% White 15% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 32% · Canada
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -27.55%
• Current HPI: 357.4375
• Rent YoY: ▼ -0.58%
• 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

• 2026-06-03 Pending — NTREIS
• 2026-05-28 Listed $319,589 NTREIS