10636 Wessex Dr · Dallas, TX 75217

$199,500

4 bd · 2.0 ba · 1,619 sqft · SingleFamily public records · 156 Days on market

Built 1985 4,182 sqft lot $123/sqft · 18% below area Est $243k · 18% under

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Home with a Spacious, Flexible Floor Plan! This great family home offers two master bedrooms in a desirable split layout—one downstairs and one upstairs—providing excellent flexibility and privacy. Featuring two living areas, the home is perfect for both entertaining and everyday living, complete with a cozy wood-burning fireplace. Enjoy outdoor living on the large covered patio, plus the convenience of a rear-entry one-car garage. The generously sized backyard offers plenty of space for relaxation or recreation. Conveniently located near Elam Road and a public park, with easy access to nearby amenities.

Key facts

• Two master bedrooms
• Two living areas
• Large covered patio

Tags

• TWO MASTER BEDROOMS
• SPLIT LAYOUT
• TWO LIVING AREAS
• COZY WOOD-BURNING FIREPLACE
• LARGE COVERED PATIO
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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.
• Market conditions: Rents rising (+1.0%/yr); 198 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $2,098/mo this rent would consume 45% of the median local household income ($56k/yr) (locally 2649% 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 $1k of loan paydown is wiped out by about $6k 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 156 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $200k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.05% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (median comp): $243,268
• List price: $199,500
• Delta: -17.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 N Acres Dr	0.15mi	4/2.0	1,786 (+10%)	4mo	$380,000	$213	73
3501 Wood Oak Dr	0.32mi	4/2.0	1,674 (+3%)	14mo	$369,000	$220	68
10612 Hamlin Dr	0.06mi	3/2.0 (-1)	1,452 (-10%)	10mo	$214,000	$147	66
10029 Grove Oaks Blvd	0.59mi	4/2.0	1,632 (+1%)	11mo	$275,000	$169	62
10024 Mill Valley Ln	0.63mi	4/2.0	1,593 (-2%)	8mo	$215,000	$135	62
11205 Trail Ln	0.60mi	4/2.0	1,572 (-3%)	10mo	$269,900	$172	59
627 Pleasant Vista Dr	0.38mi	4/2.0	1,536 (-5%)	20mo	$306,000	$199	57
112 S Masters	0.57mi	4/3.0	1,720 (+6%)	6mo	$285,000	$166	54
3917 Woodbury Rd	0.47mi	3/2.5 (-1)	1,534 (-5%)	22mo	$250,000	$163	44
10014 Stebbins St	0.58mi	4/2.0	1,387 (-14%)	12mo	$260,000	$187	39
154 S Masters Dr	0.64mi	3/2.0 (-1)	1,415 (-13%)	21mo	$236,000	$167	27

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-29,082
• Equity at exit: $29,746

10-year hold

• IRR: -10.3%
• Equity multiple: 0.43×
• Total profit: $-31,661
• Equity at exit: $17,249

Cash invested: $55,860 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$415 /mo · $4,980/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $113

Break-even live

Break-even rent $1,955

Max offer price $199,500

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $170	+0% $113	+5% $57	+10% $0
Rent	-10% $-53	-5% $30	+0% $113	+5% $196	+10% $279
Rate	-1.0pp $214	-0.5pp $164	base $113	+0.5pp $62	+1.0pp $9

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Pleasant Hills Dr Dallas, TX	3.0	2.0	1305	$1,799	$1.38	44d	1	0.50mi
10522 Big Thicket Dr Dallas, TX	4.0	2.0	1203	$2,000	$1.66	6d	1	0.56mi
912 Carom Way Dallas, TX	3.0	2.0	1156	$1,765	$1.53	8d	1	0.75mi
1022 Cheyenne Rd Dallas, TX	3.0	2.0	1850	$2,500	$1.35	25d	1	0.86mi
515 Haymarket Rd Dallas, TX	3.0	2.0	1330	$1,900	$1.43	3d	1	0.89mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	44d	1	0.93mi
9807 Tamalpais Dr Dallas, TX	3.0	2.0	1493	$1,985	$1.33	44d	1	0.96mi
10244 Budtime Ln Dallas, TX	4.0	2.0	1527	$1,930	$1.26	8d	1	0.97mi
10022 Everton Pl Dallas, TX	4.0	2.0	1773	$2,450	$1.38	0d	1	1.14mi
250 Prairie Grove Dr Dallas, TX	3.0	2.0	1164	$1,770	$1.52	13d	1	1.21mi
3921 Ambassador Way Balch Springs, TX	4.0	1.5	1460	$1,595	$1.09	44d	1	1.40mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	44d	1	1.43mi
12109 Bishop Dr Balch Springs, TX	3.0	2.0	1149	$1,600	$1.39	8d	1	1.44mi
12129 Spring Branch Dr Balch Springs, TX	3.0	2.5	1650	$1,925	$1.17	6d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $199,500 Active 156 DOM
2. 2026-06-17
   days on market $199,500 Active 155 DOM
3. 2026-06-16
   days on market $199,500 Active 154 DOM
4. 2026-06-15
   days on market $199,500 Active 153 DOM
5. 2026-06-13
   days on market $199,500 Active 151 DOM
6. 2026-06-09
   days on market $199,500 Active 147 DOM
7. 2026-06-08
   days on market $199,500 Active 146 DOM
8. 2026-06-07
   days on market $199,500 Active 145 DOM
9. 2026-06-04
   days on market $199,500 Active 142 DOM
10. 2026-06-03
    days on market $199,500 Active 141 DOM
11. 2026-06-02
    days on market $199,500 Active 140 DOM
12. 2026-06-02
    days on market $199,500 Active 139 DOM
13. 2026-05-31
    days on market $199,500 Active 138 DOM
14. 2026-05-18
    price $199,500 640-char remark

    Show marketing remark (640 chars)

    Adorable Home with a Spacious, Flexible Floor Plan! This great family home offers two master bedrooms in a desirable split layout—one downstairs and one upstairs—providing excellent flexibility and privacy. Featuring two living areas, the home is perfect for both entertaining and everyday living, complete with a cozy wood-burning fireplace. Enjoy outdoor living on the large covered patio, plus the convenience of a rear-entry one-car garage. The generously sized backyard offers plenty of space for relaxation or recreation. Conveniently located near Elam Road and a public park, with easy access to nearby amenities.

15. 2026-04-02
    price $205,000 640-char remark

    Show marketing remark (640 chars)

    Adorable Home with a Spacious, Flexible Floor Plan! This great family home offers two master bedrooms in a desirable split layout—one downstairs and one upstairs—providing excellent flexibility and privacy. Featuring two living areas, the home is perfect for both entertaining and everyday living, complete with a cozy wood-burning fireplace. Enjoy outdoor living on the large covered patio, plus the convenience of a rear-entry one-car garage. The generously sized backyard offers plenty of space for relaxation or recreation. Conveniently located near Elam Road and a public park, with easy access to nearby amenities.

16. 2026-02-19
    price $220,000 640-char remark

    Show marketing remark (640 chars)

    Adorable Home with a Spacious, Flexible Floor Plan! This great family home offers two master bedrooms in a desirable split layout—one downstairs and one upstairs—providing excellent flexibility and privacy. Featuring two living areas, the home is perfect for both entertaining and everyday living, complete with a cozy wood-burning fireplace. Enjoy outdoor living on the large covered patio, plus the convenience of a rear-entry one-car garage. The generously sized backyard offers plenty of space for relaxation or recreation. Conveniently located near Elam Road and a public park, with easy access to nearby amenities.

17. 2026-01-12
    listed $235,000 Active 640-char remark

    Show marketing remark (640 chars)

    Adorable Home with a Spacious, Flexible Floor Plan! This great family home offers two master bedrooms in a desirable split layout—one downstairs and one upstairs—providing excellent flexibility and privacy. Featuring two living areas, the home is perfect for both entertaining and everyday living, complete with a cozy wood-burning fireplace. Enjoy outdoor living on the large covered patio, plus the convenience of a rear-entry one-car garage. The generously sized backyard offers plenty of space for relaxation or recreation. Conveniently located near Elam Road and a public park, with easy access to nearby amenities.

18. 2025-08-11
    historical $1,700
19. 2025-08-11
    historical $1,700
20. 2025-08-05
    listed $1,700
21. 2025-07-31
    price $600
22. 2025-06-06
    listed $900
23. 2025-06-05
    historical $900
24. 2025-06-04
    listed $900
25. 2016-07-28
    soldstatus
26. 2014-12-25
    historical
27. 2014-09-12
    status Active
28. 2014-09-02
    historical Active Option Contract
29. 2014-08-22
    price $85,000
30. 2014-07-10
    status Active
31. 2014-06-27
    status Pending
32. 2014-06-25
    listed $89,000 Active
33. 2012-02-24
    historical
34. 2011-12-12
    listed $79,900 Active
35. 1997-05-13
    soldstatus $55,508

ⓘ 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: $4,980 · $415/mo
• Projected year-2 tax: $4,980 · $415/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,179
• − Mortgage interest: −$11,175
• − Property taxes: −$4,980
• − Insurance: −$998
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$5,804
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,792/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+259.4% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $199,500 NTREIS
• 2026-04-02 Price Changed $205,000 NTREIS
• 2026-02-19 Price Changed $220,000 NTREIS
• 2026-01-12 Listed $235,000 NTREIS
• 2025-08-11 Rental Removed $1,700 TURBOTENANT
• 2025-08-11 Rental Removed $1,700 TURBOTENANT
• 2025-08-05 Listed for Rent $1,700 TURBOTENANT
• 2025-07-31 Price Changed $600 TURBOTENANT
• 2025-06-06 Listed for Rent $900 TURBOTENANT
• 2025-06-05 Rental Removed $900 TURBOTENANT
• 2025-06-04 Listed for Rent $900 TURBOTENANT
• 2016-07-28 Sold (Public Records) — Public Records
• 2014-12-25 Listing Removed — NTREIS
• 2014-09-12 Relisted — NTREIS
• 2014-09-02 Contingent — NTREIS
• 2014-08-22 Price Changed $85,000 NTREIS
• 2014-07-10 Relisted — NTREIS
• 2014-06-27 Pending — NTREIS
• 2014-06-25 Listed $89,000 NTREIS
• 2012-02-24 Listing Removed — NTREIS
• 2011-12-12 Listed $79,900 NTREIS
• 1997-05-13 Sold (Public Records) $55,508 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,980 · -0.4% YoY. Source: county tax records.