1802 Fairfax Ln · Carrollton, TX 75006

$179,900

2 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 6 Days on market

Built 1962 7,492 sqft lot Est $322k · 44% 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 +13.2/30.0
• 1% rule +5.5/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple Offers Received. Please send your highest and best offer by Monday June 15, 2026 10am!!!Investor Special! Nice neighborhood! Diamond in the rough! 4 bedrooms, 2 full bathrooms, ceiling fans, fireplace, nice yard and much more! * * *

Key facts

• 7,492 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Standard listing conditions; Possession at closing/funding
• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway; Has garage (garage spaces not specified)
• Security: No specific security features provided
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition/shingle roof; Slab foundation; Built in 1962
• Exterior features: Interior lot; Less than 0.5-acre lot

Interior

• Kitchen: Electric oven
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace (1)
• Interior features: Cable TV available; One living area; One dining area; 5 total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.4% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $179k (0.4% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 3.1% in Carrollton — 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 79/100 on livability (#54 in TX, #2,159 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: commute F.
• Carrollton-Farmers Branch ISD (suburban): math 31% / reading 36% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central El (math 28% / reading 27%, grade F, #2,768 of 4,322 statewide, top 65%, 468 students, 93% FRL); Perry Middle (math 36% / reading 36%, grade F, #805 of 1,662 statewide, top 50%, 831 students, 79% FRL); Turner H S (math 26% / reading 30%, grade F, #1,170 of 1,632 statewide, top 72%, 2,107 students, 70% FRL) — zoned schools average 81% FRL vs 58% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.7%/yr); 192 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

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

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $179,200 (0.4% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $322,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 School Rd	0.18mi	3/2.0 (+1)	1,382 (-7%)	14mo	$300,000	$217	64
1837 Chevy Chase Dr	0.27mi	3/1.5 (+1)	1,612 (+9%)	8mo	$280,000	$174	59
1832 Moonbeam Ln	0.30mi	3/2.0 (+1)	1,316 (-11%)	8mo	$275,000	$209	55
1813 Glengarry Dr	0.69mi	3/2.5 (+1)	1,404 (-5%)	1mo	$379,900	$271	51
2517 Collingwood Dr	0.39mi	3/2.0 (+1)	1,600 (+8%)	16mo	$330,000	$206	50
1807 Brake Dr	0.43mi	3/2.0 (+1)	1,380 (-7%)	19mo	$339,900	$246	48
1712 Ross Ave	0.57mi	3/2.0 (+1)	1,620 (+9%)	10mo	$375,000	$231	45
2717 Moonriver Ln	0.73mi	3/2.0 (+1)	1,561 (+5%)	9mo	$297,000	$190	45
2536 Rugby Ln	0.52mi	3/1.0 (+1)	1,303 (-12%)	7mo	$230,000	$177	41
1508 Ross Ave	0.57mi	3/2.0 (+1)	1,685 (+14%)	8mo	$365,000	$217	39
1800 Highland Dr	0.74mi	3/2.0 (+1)	1,672 (+13%)	2mo	$275,000	$164	38
2510 Wasina Dr	0.68mi	3/2.0 (+1)	1,374 (-7%)	17mo	$330,000	$240	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.31×
• Total profit: $-34,755
• Equity at exit: $26,824

10-year hold

• IRR: -24.8%
• Equity multiple: -0.02×
• Total profit: $-51,232
• Equity at exit: $15,554

Cash invested: $50,372 (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 75006

• Rents YoY: -4.7%
• Active inventory: 192
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$943
• Tax from tax record: −$478 /mo · $5,731/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-4

Break-even live

Break-even rent $1,894

Max offer price $179,200

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $47	+0% $-4	+5% $-55	+10% $-106
Rent	-10% $-153	-5% $-79	+0% $-4	+5% $71	+10% $145
Rate	-1.0pp $87	-0.5pp $42	base $-4	+0.5pp $-51	+1.0pp $-98

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2559 Valwood Pkwy Dallas, TX	3.0	1.0	938	$1,750	$1.87	45d	1	0.33mi
1809 Cox St Carrollton, TX	1.0–3.0	1.0–2.0	800	$1,429	$1.79	1d	12	0.43mi
1910 S Josey Ln Carrollton, TX	1.0–2.0	1.0–2.0	856	$1,498	$1.75	0d	13	0.46mi
13929 Montvale Dr Dallas, TX	3.0	1.0	941	$2,200	$2.34	45d	1	0.57mi
1520 Parkside Dr Carrollton, TX	3.0	2.0	1348	$2,350	$1.74	45d	1	0.57mi
2617 Fieldale Dr Dallas, TX	3.0	1.0	1000	$2,025	$2.02	45d	1	0.63mi
1415 S Broadway St Carrollton, TX	2.0	1.0–2.0	789	$2,355	$2.98	1d	27	0.72mi
2726 Starcrest Ln Dallas, TX	3.0	2.0	1313	$2,350	$1.79	9d	1	0.75mi
1111 S Main St Carrollton, TX	1.0–2.0	1.0–2.0	885	$2,235	$2.53	0d	22	0.79mi
1011 S Main St Carrollton, TX	2.0	1.0–2.0	808	$2,387	$2.95	0d	35	0.85mi
2106 Austin Dr Carrollton, TX	3.0	2.0	1193	$1,900	$1.59	45d	1	0.86mi
13638 Pyramid Dr Dallas, TX	3.0	2.0	1764	$2,195	$1.24	45d	1	1.10mi
1815 Spring Ave Carrollton, TX	3.0	1.0	1125	$1,800	$1.60	45d	1	1.16mi
1919 Walnut Plz Carrollton, TX	1.0–2.0	1.0–1.5	846	$1,475	$1.74	4d	35	1.20mi
2928 Mark Twain Dr Dallas, TX	3.0	2.0	1355	$2,315	$1.71	0d	1	1.20mi
2213 Nolan Dr Carrollton, TX	3.0	2.0	1433	$2,060	$1.44	26d	1	1.20mi
13230 Nestle Dr Dallas, TX	3.0	1.0	1313	$2,250	$1.71	45d	1	1.24mi
2514 Valley View Ln Farmers Branch, TX	2.0	2.0	1053	$1,375	$1.31	45d	1	1.28mi
1814 Gravley Dr Carrollton, TX	3.0	2.0	1461	$2,000	$1.37	26d	1	1.31mi
1515 Metrocrest Dr Carrollton, TX	1.0–2.0	1.0–2.0	798	$1,459	$1.83	3d	1	1.33mi
2500 Pepperwood St Dallas, TX	1.0–2.0	1.0–2.0	934	$1,987	$2.13	0d	41	1.39mi
2309 Fyke Rd Carrollton, TX	3.0	2.0	1217	$2,450	$2.01	45d	1	1.40mi
1705 Metrocrest Dr Carrollton, TX	2.0	2.0	953	$1,774	$1.86	3d	1	1.41mi
3023 Topaz Ln Dallas, TX	3.0	2.0	1304	$2,199	$1.69	9d	1	1.41mi
14025 Janwood Ln Dallas, TX	3.0	2.0	1513	$2,400	$1.59	26d	1	1.46mi

Listing history 7 events

1. 2026-06-17
   status $179,900 Pending 6 DOM
2. 2026-06-16
   days on market $179,900 Active Contingent 6 DOM
3. 2026-06-16
   status $179,900 Active Contingent 5 DOM
4. 2026-06-15
   days on market $179,900 Active 5 DOM
5. 2026-06-13
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 251-char remark
7. 2026-06-13
   listed $179,900 Active 2 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: $5,731 · $478/mo
• Projected year-2 tax: $5,731 · $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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,663
• − Mortgage interest: −$10,077
• − Property taxes: −$5,731
• − Insurance: −$900
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,233
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $649/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: Carrollton-Farmers Branch ISD
• NCES district ID: 4813050
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $60,131
• Composite: 30.06/100
• National rank: #6350
• State rank: #518 of 826 in TX

Livability — Carrollton

• Score: 79/100
• State rank: #54
• US rank: #2159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, TX
• County: Dallas County · 2,612,404 people
• City population: 135,779
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,807
• Household income: $84,815
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 1978.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 32% Two or more races 17% Black 9% Asian 8%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 30% · Canada, Vietnam, South Korea
• Languages at home: 51% English-only · Spanish 38% Vietnamese 3% Korean 2%

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: ▼ -177.99%
• Current HPI: 287.9888
• Rent YoY: ▼ -4.71%
• 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

• 2026-06-10 Listed $179,900 NTREIS
• 2003-03-14 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,731 · -1.7% YoY. Source: county tax records.