1900 Robinson St · Irving, TX 75060

$300,000

3 bd · 1.5 ba · 2,005 sqft · SingleFamily public records · 129 Days on market

Built 1967 8,015 sqft lot Est $413k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD home sold in as is condition. Great 4 bedroom 2 bath home with an open floor plan. Home needs little TLC and shows great. Bring all your buyers to this home and take advantage of this great price.

Key facts

• Large dining room
• Converted garage
• Private access

Tags

• CONVERTED GARAGE
• DETACHED AUXILIARY BUILDING
• PRIVATE ACCESS
• LARGE DINING ROOM
• VERSATILE FAMILY ROOM
• CORNER FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (13.0% below list).
• Recommended offer: $261k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Irving — 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 80/100 on livability (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Townley El (math 17% / reading 21%, grade F, #3,739 of 4,322 statewide, top 87%, 648 students, 87% FRL).
• Market conditions: Rents rising (+3.5%/yr); 101 active listings in the ZIP; 13 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 44% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $9k 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 129 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,023 (13.0% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $413,030
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Mayleaf Dr	0.56mi	3/2.5	2,016 (+0%)	4mo	$349,900	$174	65
805 Cove Holw	0.32mi	3/2.0	1,800 (-10%)	1mo	$370,000	$206	65
305 W 14th St	0.34mi	4/2.0 (+1)	1,905 (-5%)	15mo	$326,000	$171	56
1215 Katelyn Ct	0.64mi	3/2.5	2,074 (+3%)	16mo	$429,000	$207	47
1009 W Oakdale Rd	0.47mi	4/2.5 (+1)	1,929 (-4%)	22mo	$424,900	$220	44
1113 Rusdell Dr	0.58mi	4/2.0 (+1)	2,240 (+12%)	3mo	$384,000	$171	44
117 W 14th St	0.38mi	4/2.0 (+1)	1,749 (-13%)	19mo	$299,999	$172	38
1606 Westwood Dr	0.63mi	3/2.0	1,738 (-13%)	14mo	$375,000	$216	35
411 Abraham Ct	0.56mi	4/2.0 (+1)	1,827 (-9%)	22mo	$430,000	$235	34

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 · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-60,203
• Equity at exit: $44,731

10-year hold

• IRR: -12.5%
• Equity multiple: 0.24×
• Total profit: $-63,524
• Equity at exit: $25,939

Cash invested: $84,000 (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 75060

• Rents YoY: 3.5%
• Active inventory: 101
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$567 /mo · $6,803/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-203

Break-even live

Break-even rent $2,867

Max offer price $264,124

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Mayleaf Dr Unit 1019631P Irving, TX	3.0	2.0	2088	$14,729	$7.05	24d	1	0.65mi
1208 Mayleaf Dr Irving, TX	3.0	2.0	2093	$7,400	$3.54	1d	1	0.65mi
2014 Laurel Oaks Dr Irving, TX	4.0	2.0	1408	$2,550	$1.81	12d	1	0.72mi
703 E Shady Grove Rd Irving, TX	3.0	2.5	1657	$1,795	$1.08	24d	1	0.79mi
1224 Parkwood Pl Irving, TX	3.0	2.0	1417	$2,150	$1.52	7d	1	0.87mi
512 Connor Ct Irving, TX	4.0	3.0	2244	$3,100	$1.38	3d	1	0.99mi
508 S O Connor Rd Irving, TX	4.0	3.0	2244	$3,100	$1.38	3d	1	0.99mi
1403 Lakeshore Dr Irving, TX	4.0	2.5	2906	$3,350	$1.15	7d	1	1.07mi
1901 Cordova Bnd Unit 1514801P Irving, TX	4.0	3.0	2217	$10,608	$4.78	21d	1	1.13mi
2001 Pebblebrook Trl Irving, TX	4.0	3.5	2148	$3,600	$1.68	24d	1	1.19mi
2017 Meadow Lark Unit 1056404P Irving, TX	4.0	2.0	1593	$8,232	$5.17	43d	1	1.28mi
911 Tipton Rd Irving, TX	3.0	2.0	1642	$2,500	$1.52	24d	1	1.42mi
2121 Spanish Trl Irving, TX	3.0	2.0	1670	$2,400	$1.44	21d	1	1.44mi

Listing history 12 events

1. 2026-04-09
   status Pending
2. 2026-03-31
   historical Active Option Contract
3. 2026-02-10
   price $300,000
4. 2025-12-17
   status Active
5. 2025-10-17
   status Pending
6. 2025-10-13
   historical Active Option Contract
7. 2025-10-01
   listed $315,000 Active
8. 2021-04-02
   soldstatus
9. 2013-12-28
   soldstatus Closed 200-char remark

   Show marketing remark (200 chars)

   HUD home sold in as is condition. Great 4 bedroom 2 bath home with an open floor plan. Home needs little TLC and shows great. Bring all your buyers to this home and take advantage of this great price.

10. 2013-10-12
    status Pending 200-char remark

    Show marketing remark (200 chars)

    HUD home sold in as is condition. Great 4 bedroom 2 bath home with an open floor plan. Home needs little TLC and shows great. Bring all your buyers to this home and take advantage of this great price.

11. 2013-10-02
    listed $75,000 Active 200-char remark

    Show marketing remark (200 chars)

    HUD home sold in as is condition. Great 4 bedroom 2 bath home with an open floor plan. Home needs little TLC and shows great. Bring all your buyers to this home and take advantage of this great price.

12. 2002-07-11
    soldstatus

ⓘ 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: $6,803 · $567/mo
• Projected year-2 tax: $6,803 · $567/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,323
• − Mortgage interest: −$16,805
• − Property taxes: −$6,803
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$8,727
• Taxable loss: −$7,524
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-631/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: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 of 826 in TX

Livability — Irving

• Score: 80/100
• State rank: #45
• US rank: #1913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irving, TX
• County: Dallas County · 2,612,404 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,591
• Household income: $71,575
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1049.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 19% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 36% English-only · Spanish 58% Other Asian/Pacific 3% Other Indo-European 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: ▼ -270.10%
• Current HPI: 337.7965
• Rent YoY: ▲ 3.45%
• 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

+300.0% since first listed

12 events — show timeline

• 2026-04-09 Pending — NTREIS
• 2026-03-31 Contingent — NTREIS
• 2026-02-10 Price Changed $300,000 NTREIS
• 2025-12-17 Relisted — NTREIS
• 2025-10-17 Pending — NTREIS
• 2025-10-13 Contingent — NTREIS
• 2025-10-01 Listed $315,000 NTREIS
• 2021-04-02 Sold (Public Records) — Public Records
• 2013-12-28 Sold (MLS) — NTREIS
• 2013-10-12 Pending — NTREIS
• 2013-10-02 Listed $75,000 NTREIS
• 2002-07-11 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $6,803 · +0.0% YoY. Source: county tax records.