808 Magnolia Dr · Garland, TX 75040

$179,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 54 Days on market

Built 1957 8,407 sqft lot $153/sqft · 21% below area Est $227k · 21% 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 +12.0/30.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

Key facts

• Tool shed
• Fenced yard
• Large backyard

Tags

• LARGE BACKYARD
• FENCED YARD
• TOOL SHED
• INVESTMENT PROPERTY
• CONVERTED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-41 ($-492/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.0% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $172k (4.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• 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 flat; 232 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 3.2% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $171,762 (4.0% 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 54 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 8.1

CMA / ARV

• ARV (median comp): $226,734
• List price: $179,000
• Delta: -21.05%
• 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
808 Magnolia Dr	0.00mi	3/1.0 (+1)	1,170 (0%)	1mo	$179,000	$153	94
853 Nash St	0.24mi	3/1.0 (+1)	1,108 (-5%)	3mo	$225,000	$203	72
801 Holly Dr	0.34mi	3/2.0 (+1)	1,182 (+1%)	2mo	$230,000	$195	72
629 N 4th St	0.37mi	3/2.0 (+1)	1,230 (+5%)	1mo	$215,000	$175	65
720 Lena Ct	0.68mi	2/1.0	1,119 (-4%)	1mo	$240,000	$214	60
1004 W Avenue E	0.69mi	2/1.0	1,185 (+1%)	8mo	$269,000	$227	59
1209 Sylvan Dr	0.52mi	3/1.0 (+1)	1,104 (-6%)	8mo	$229,000	$207	55
1444 Nash St	0.61mi	2/1.0	1,004 (-14%)	1mo	$199,900	$199	47
1452 Nash St	0.64mi	3/1.0 (+1)	1,080 (-8%)	6mo	$219,900	$204	47
914 W Avenue F	0.74mi	3/2.0 (+1)	1,230 (+5%)	2mo	$275,000	$224	46
1502 Rahall St	0.67mi	3/2.0 (+1)	1,119 (-4%)	8mo	$233,000	$208	46
305 W Avenue E	0.73mi	2/1.0	1,016 (-13%)	3mo	$240,000	$236	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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-36,061
• Equity at exit: $26,689

10-year hold

• IRR: -24.4%
• Equity multiple: -0.04×
• Total profit: $-52,057
• Equity at exit: $15,477

Cash invested: $50,120 (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 75040

• Rents YoY: 0.4%
• Active inventory: 232
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$939
• Tax from tax record: −$478 /mo · $5,740/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-41

Break-even live

Break-even rent $1,888

Max offer price $171,762

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $10	+0% $-41	+5% $-92	+10% $-142
Rent	-10% $-186	-5% $-114	+0% $-41	+5% $32	+10% $104
Rate	-1.0pp $49	-0.5pp $5	base $-41	+0.5pp $-87	+1.0pp $-135

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Travis St Garland, TX	3.0	1.0	1158	$1,875	$1.62	45d	1	0.44mi
217 S Garland Ave Garland, TX	1.0–2.0	1.0–2.0	1084	$2,440	$2.25	9d	15	0.65mi
1240 W Avenue D Garland, TX	2.0	1.0	800	$1,500	$1.88	3d	3	0.74mi
1227 W Avenue E Garland, TX	3.0	1.0	1284	$1,950	$1.52	45d	1	0.75mi
625 Camilla Ln Garland, TX	3.0	2.0	1273	$2,300	$1.81	6d	1	0.77mi
1812 Frances Dr Garland, TX	2.0	1.5	1224	$1,650	$1.35	45d	1	0.83mi
1812 Frances Dr Unit 1810 Garland, TX	2.0	1.5	1224	$1,550	$1.27	0d	1	0.83mi
1812 Frances Dr Unit 1812 Garland, TX	2.0	1.5	1224	$1,700	$1.39	45d	1	0.83mi
324 Rita Dr Garland, TX	2.0	1.5	1037	$1,400	$1.35	45d	1	0.86mi
2005 Glencrest Ln Garland, TX	3.0	2.0	1473	$2,400	$1.63	45d	1	0.96mi
501 Rosewood Hills Dr Garland, TX	3.0	1.5	1304	$1,850	$1.42	20d	1	0.97mi
2039 W Walnut St Garland, TX	2.0	2.0	1200	$1,400	$1.17	9d	1	0.97mi
2039 W Walnut St Unit C Garland, TX	2.0	1.5	1200	$1,400	$1.17	15d	1	0.97mi
1821 Travis St Garland, TX	3.0	2.0	1445	$2,350	$1.63	0d	1	1.00mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	16d	1	1.02mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	5d	1	1.02mi
502 Moonlight Dr Garland, TX	3.0	2.0	1496	$1,900	$1.27	13d	1	1.06mi
617 Rosewood Hills Dr Garland, TX	3.0	2.0	1272	$1,800	$1.42	25d	1	1.07mi
2007 Santa Anna Dr Garland, TX	3.0	2.0	1390	$1,850	$1.33	25d	1	1.08mi
510 Sunset Dr Garland, TX	3.0	2.0	1265	$1,800	$1.42	6d	1	1.19mi
1425 Cedarcrest Dr Garland, TX	2.0	1.0	1064	$1,650	$1.55	25d	1	1.20mi
618 Pleasant Valley Rd Garland, TX	3.0	2.0	1003	$2,095	$2.09	45d	1	1.23mi
202 Belt Line Rd Garland, TX	1.0–2.0	1.0–2.0	868	$1,570	$1.81	0d	11	1.30mi
613 Dawn Dr Garland, TX	3.0	2.0	1026	$2,100	$2.05	0d	1	1.31mi
1540 Edgefield Dr Garland, TX	1.0–2.0	1.0–2.0	775	$1,740	$2.25	0d	23	1.32mi
822 Milky Way Garland, TX	3.0	2.0	1141	$2,100	$1.84	9d	1	1.34mi
512 Freeman Dr Garland, TX	2.0	1.0	774	$1,695	$2.19	45d	1	1.35mi
1009 Foxe Basin Dr Garland, TX	3.0	1.5	1019	$1,850	$1.82	3d	1	1.40mi
1702 Edgefield Dr Garland, TX	2.0	1.0–2.0	626	$1,470	$2.35	0d	62	1.41mi
2502 Lakewood Dr Garland, TX	3.0	1.0	1405	$1,800	$1.28	9d	1	1.43mi
312 Cole St Garland, TX	2.0	1.0	1004	$1,695	$1.69	25d	1	1.45mi
616 Moore St Unit D Garland, TX	3.0	1.5	1172	$1,600	$1.37	45d	1	1.46mi

Listing history 6 events

1. 2026-05-12
   status Pending 633-char remark

   Show marketing remark (633 chars)

   Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

2. 2026-05-04
   historical Active Option Contract 633-char remark

   Show marketing remark (633 chars)

   Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

3. 2026-04-08
   status Active 633-char remark

   Show marketing remark (633 chars)

   Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

4. 2026-04-05
   historical Active Option Contract 633-char remark

   Show marketing remark (633 chars)

   Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

5. 2026-03-19
   listed $179,000 Active 633-char remark

   Show marketing remark (633 chars)

   Located in sought after Garland just minutes from the historical downtown with lots of dining and entertainment. The large backyard is fenced and has a tool shed. The mature neighborhood has plenty of trees and is located just minutes away from HWY 190 and Firewheel Mall with plenty of shopping, dining and entertainment. In need of some TLC, this home is being sold as is but has great potential for an investment property or a fixer upper. The garage has been converted into a bedroom with closet. This home has 3 bedrooms, 1 full bath, kitchen, laundry room, and separate dining and living areas. Choice of schools in GISD!

6. 1994-07-14
   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: $5,740 · $478/mo
• Projected year-2 tax: $5,740 · $478/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 ≥109°F today · 23 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: $22,035
• − Mortgage interest: −$10,027
• − Property taxes: −$5,740
• − Insurance: −$895
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,207
• Taxable loss: −$3,360
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $315/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: 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 — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 64,606
• Household income: $74,519
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1746.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 29% White 21% Black 15% Asian 11%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Vietnamese 7% 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: ▼ -203.91%
• Current HPI: 325.6966
• Rent YoY: ▲ 0.43%
• 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

6 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-08 Relisted — NTREIS
• 2026-04-05 Contingent — NTREIS
• 2026-03-19 Listed $179,000 NTREIS
• 1994-07-14 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,740 · +17.4% YoY. Source: county tax records.