10115 Goodyear Dr · Dallas, TX 75229

$369,000

3 bd · 1.5 ba · 1,727 sqft · SingleFamily public records · 39 Days on market

Built 1955 7,623 sqft lot $214/sqft · at area comps Est $368k · at est. ↓ 2% since listing

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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).

• Cash flow +13.9/30.0
• ARV discount +7.4/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully updated and move-in ready, this Dallas home offers a clean, modern feel with an open layout designed for both everyday living and entertaining. Step inside to a bright, airy living space featuring wide-plank flooring, recessed lighting, and a seamless flow into the dining area and kitchen. The kitchen is thoughtfully redesigned with white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, creating a functional centerpiece for the home. Both bathrooms have been refreshed with modern finishes, custom tile work, and sleek fixtures, while the spacious bedrooms provide comfort and flexibility. Major updates include a new roof and recently completed foundation work, offering added peace of mind for the next owner.Outside, the oversized backyard provides endless potential—whether you envision creating an outdoor entertaining space, garden, or simply enjoying the open space. Conveniently located with easy access to major highways, shopping, and dining, this home is a perfect fit for both homeowners and investors alike, also making it an excellent turnkey rental opportunity. Preferred lender incentive available. Buyers who choose the seller’s preferred lender may receive a lender credit toward closing costs. Contact listing agent #2 for details.

Key facts

• Quartz countertops
• Open layout
• Wide plank flooring

Tags

• OPEN LAYOUT
• WIDE PLANK FLOORING
• RECESSED LIGHTING
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $314k (14.9% below list).
• Recommended offer: $314k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: F P Caillet El (math 40% / reading 40%, grade F, #1,514 of 4,322 statewide, top 36%, 552 students, 95% FRL); Thomas C Marsh Middle (math 23% / reading 24%, grade F, #1,317 of 1,662 statewide, top 80%, 762 students, 95% FRL); W T White H S (math 14% / reading 28%, grade F, #1,385 of 1,632 statewide, top 85%, 2,149 students, 79% FRL).
• Market conditions: 203 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($121k/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 $3k of loan paydown is wiped out by about $11k 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 39 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $313,893 (14.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $368,469
• List price: $369,000
• Delta: 0.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10115 Goodyear Dr	0.00mi	3/2.0	1,727 (0%)	1mo	$369,000	$214	97
3209 Newcastle Dr	0.52mi	3/2.0	1,726 (-0%)	6mo	$399,900	$232	68
10503 Channel Dr	0.51mi	3/2.0	1,672 (-3%)	6mo	$325,000	$194	64
2932 Bay Oaks Dr	0.39mi	3/2.0	1,570 (-9%)	3mo	$359,000	$229	62
3241 Lockmoor Ln	0.47mi	3/2.0	1,563 (-10%)	1mo	$412,000	$264	59
3125 Lockmoor Ln	0.29mi	4/2.0 (+1)	1,879 (+9%)	7mo	$470,000	$250	59
3411 Timberview Rd	0.66mi	3/2.0	1,658 (-4%)	3mo	$575,000	$347	58
3236 Merrell Rd	0.51mi	4/2.0 (+1)	1,836 (+6%)	4mo	$499,000	$272	55
3115 Citation Dr	0.27mi	4/2.5 (+1)	1,964 (+14%)	2mo	$445,000	$227	54
10415 Allegheny Dr	0.47mi	4/2.0 (+1)	1,900 (+10%)	2mo	$395,000	$208	53
3134 Lockmoor Ln	0.33mi	3/2.0	1,965 (+14%)	9mo	$459,000	$234	52
3125 Waldrop Dr	0.51mi	4/4.0 (+1)	1,877 (+9%)	9mo	$464,900	$248	39

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-57,067
• Equity at exit: $55,019

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-46,243
• Equity at exit: $31,904

Cash invested: $103,320 (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 75229

• Active inventory: 203
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$348 /mo · $4,173/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $43

Break-even live

Break-even rent $3,084

Max offer price $369,000

Occupancy floor 94%

Sensitivity live

Price	-10% $252	-5% $148	+0% $43	+5% $-61	+10% $-166
Rent	-10% $-205	-5% $-81	+0% $43	+5% $167	+10% $291
Rate	-1.0pp $229	-0.5pp $137	base $43	+0.5pp $-52	+1.0pp $-150

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10006 Pensive Dr Dallas, TX	3.0	2.5	2064	$2,825	$1.37	45d	1	0.14mi
10216 Carry Back Cir Dallas, TX	4.0	2.5	2248	$4,200	$1.87	45d	1	0.22mi
3155 Park Ln Dallas, TX	1.0–3.0	1.0–2.0	1001	$1,700	$1.70	1d	8	0.52mi
3330 Timberview Rd Dallas, TX	3.0	2.0	1983	$7,500	$3.78	45d	1	0.58mi
3122 Park Ln Dallas, TX	1.0–3.0	1.0–2.0	1235	$1,900	$1.54	12d	24	0.58mi
10545 Channel Dr Dallas, TX	3.0	2.0	1556	$2,400	$1.54	9d	1	0.61mi
3364 Darvany Dr Dallas, TX	3.0	3.0	1968	$6,500	$3.30	45d	1	0.74mi
9946 Bowman Blvd Dallas, TX	3.0	2.0	1244	$2,545	$2.05	18d	1	0.87mi
9946 Bowman Blvd Dallas, TX	3.0	2.0	1244	$2,485	$2.00	4d	1	0.87mi
3142 Royal Gable Dr Dallas, TX	3.0	2.0	1229	$2,445	$1.99	0d	1	0.91mi
3611 Stables Ln Dallas, TX	2.0	2.0	1606	$2,195	$1.37	9d	1	0.93mi
3115 Royal Gable Dr Dallas, TX	2.0	2.0	1078	$1,900	$1.76	18d	1	0.94mi
3147 Royal Gable Dr Dallas, TX	3.0	2.0	1229	$2,025	$1.65	45d	1	0.95mi
3629 Rickshaw Dr Unit 3633 Dallas, TX	3.0	2.5	1800	$1,850	$1.03	17d	1	0.97mi
3629 Rickshaw Dr Unit 3633 Dallas, TX	3.0	2.5	1800	$1,825	$1.01	26d	1	0.97mi
3636 Hopetown Dr Dallas, TX	3.0	2.0	1600	$2,195	$1.37	9d	1	1.03mi
3675 Rickshaw Dr Unit 3671 Dallas, TX	2.0	2.0	1608	$2,400	$1.49	45d	1	1.03mi
9505 Brockbank Dr Dallas, TX	1.0–3.0	1.0–2.0	815	$1,795	$2.20	5d	10	1.27mi
11238 Webb Chapel Ct Dallas, TX	3.0	2.5	2061	$3,195	$1.55	45d	1	1.31mi
3754 Juniper Dr Dallas, TX	2.0	1.5	1555	$3,200	$2.06	45d	1	1.32mi
3535 Webb Chapel Ext Dallas, TX	1.0–2.0	1.0–2.0	947	$1,939	$2.05	1d	36	1.35mi
9941 Mixon Dr Dallas, TX	2.0	2.0	1651	$3,800	$2.30	26d	1	1.39mi
3730 Van Ness Ln Dallas, TX	3.0	1.0	1188	$2,700	$2.27	23d	1	1.42mi
9942 Mixon Dr Dallas, TX	3.0	2.0	1211	$3,200	$2.64	45d	1	1.42mi
3766 Park Ln Dallas, TX	2.0	2.0	1296	$2,900	$2.24	8d	1	1.44mi
11353 Coral Hills Dr Dallas, TX	3.0	2.0	1488	$2,950	$1.98	45d	1	1.44mi

Listing history 7 events

1. 2026-05-14
   status Pending 1315-char remark

   Show marketing remark (1315 chars)

   Fully updated and move-in ready, this Dallas home offers a clean, modern feel with an open layout designed for both everyday living and entertaining. Step inside to a bright, airy living space featuring wide-plank flooring, recessed lighting, and a seamless flow into the dining area and kitchen. The kitchen is thoughtfully redesigned with white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, creating a functional centerpiece for the home. Both bathrooms have been refreshed with modern finishes, custom tile work, and sleek fixtures, while the spacious bedrooms provide comfort and flexibility. Major updates include a new roof and recently completed foundation work, offering added peace of mind for the next owner.Outside, the oversized backyard provides endless potential—whether you envision creating an outdoor entertaining space, garden, or simply enjoying the open space. Conveniently located with easy access to major highways, shopping, and dining, this home is a perfect fit for both homeowners and investors alike, also making it an excellent turnkey rental opportunity. Preferred lender incentive available. Buyers who choose the seller’s preferred lender may receive a lender credit toward closing costs. Contact listing agent #2 for details.

2. 2026-05-08
   historical Active Option Contract 1315-char remark

   Show marketing remark (1315 chars)

   Fully updated and move-in ready, this Dallas home offers a clean, modern feel with an open layout designed for both everyday living and entertaining. Step inside to a bright, airy living space featuring wide-plank flooring, recessed lighting, and a seamless flow into the dining area and kitchen. The kitchen is thoughtfully redesigned with white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, creating a functional centerpiece for the home. Both bathrooms have been refreshed with modern finishes, custom tile work, and sleek fixtures, while the spacious bedrooms provide comfort and flexibility. Major updates include a new roof and recently completed foundation work, offering added peace of mind for the next owner.Outside, the oversized backyard provides endless potential—whether you envision creating an outdoor entertaining space, garden, or simply enjoying the open space. Conveniently located with easy access to major highways, shopping, and dining, this home is a perfect fit for both homeowners and investors alike, also making it an excellent turnkey rental opportunity. Preferred lender incentive available. Buyers who choose the seller’s preferred lender may receive a lender credit toward closing costs. Contact listing agent #2 for details.

3. 2026-04-28
   price $369,000 1315-char remark

   Show marketing remark (1315 chars)

   Fully updated and move-in ready, this Dallas home offers a clean, modern feel with an open layout designed for both everyday living and entertaining. Step inside to a bright, airy living space featuring wide-plank flooring, recessed lighting, and a seamless flow into the dining area and kitchen. The kitchen is thoughtfully redesigned with white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, creating a functional centerpiece for the home. Both bathrooms have been refreshed with modern finishes, custom tile work, and sleek fixtures, while the spacious bedrooms provide comfort and flexibility. Major updates include a new roof and recently completed foundation work, offering added peace of mind for the next owner.Outside, the oversized backyard provides endless potential—whether you envision creating an outdoor entertaining space, garden, or simply enjoying the open space. Conveniently located with easy access to major highways, shopping, and dining, this home is a perfect fit for both homeowners and investors alike, also making it an excellent turnkey rental opportunity. Preferred lender incentive available. Buyers who choose the seller’s preferred lender may receive a lender credit toward closing costs. Contact listing agent #2 for details.

4. 2026-04-03
   listed $375,000 Active 1315-char remark

   Show marketing remark (1315 chars)

   Fully updated and move-in ready, this Dallas home offers a clean, modern feel with an open layout designed for both everyday living and entertaining. Step inside to a bright, airy living space featuring wide-plank flooring, recessed lighting, and a seamless flow into the dining area and kitchen. The kitchen is thoughtfully redesigned with white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, creating a functional centerpiece for the home. Both bathrooms have been refreshed with modern finishes, custom tile work, and sleek fixtures, while the spacious bedrooms provide comfort and flexibility. Major updates include a new roof and recently completed foundation work, offering added peace of mind for the next owner.Outside, the oversized backyard provides endless potential—whether you envision creating an outdoor entertaining space, garden, or simply enjoying the open space. Conveniently located with easy access to major highways, shopping, and dining, this home is a perfect fit for both homeowners and investors alike, also making it an excellent turnkey rental opportunity. Preferred lender incentive available. Buyers who choose the seller’s preferred lender may receive a lender credit toward closing costs. Contact listing agent #2 for details.

5. 2026-01-29
   soldstatus
6. 2026-01-21
   soldstatus
7. 2016-12-28
   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: $4,173 · $348/mo
• Projected year-2 tax: $6,753 · $563/mo
• Expected delta: +$2,580/yr (+$215/mo · 61.8%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,667
• − Mortgage interest: −$20,670
• − Property taxes: −$4,173
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − Depreciation: −$10,735
• Taxable loss: −$5,782
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $1,906/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 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): 33,656
• Household income: $121,469
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 592.0

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 0.58)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 10% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 37% Other Indo-European 2% Chinese 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: ▼ -504.79%
• Current HPI: 347.4623
• 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

-1.6% since first listed

7 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-28 Price Changed $369,000 NTREIS
• 2026-04-03 Listed $375,000 NTREIS
• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-21 Sold (Public Records) — Public Records
• 2016-12-28 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,173 · -3.0% YoY. Source: county tax records.