4001 S Peachtree Rd · Balch Springs, TX 75180

$129,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 16 Days on market

Built 1952 0.30 ac lot $135/sqft · 34% below area Est $195k · 34% under ↓ 13% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lots of potential await! Bring your vision—perfect for handymen, renovators, or investors looking for a great opportunity. This home sits on a generously sized lot with mature trees in the back of the property creating a peaceful backdrop and charming curb appeal that welcomes you as you arrive. Inside, you’ll find two bedrooms and one bathroom, a nicely sized kitchen with a separate dining area, and a spacious, separate utility room for added convenience. With room to enhance and personalize, this property offers endless possibilities. Don’t miss your chance to unlock the potential of this inviting home. Will not go FHA, will need to be a cash offer. No blind offers. Sold

Key facts

• Generously sized lot
• Mature trees
• Separate dining area

Tags

• GENEROUSLY SIZED LOT
• MATURE TREES
• SEPARATE DINING AREA
• SPACIOUS UTILITY ROOM

Property features AI

Finance

• Other: Lot under 0.5 acre (approximately 0.303 acres); Subdivision: Oak Park Rep
• Financial info: Cash offers only (listing terms)
• HOA & community: No homeowners association

Exterior

• Parking: No garage or covered/ carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Accessible approach with ramp
• Construction: Built in 1952; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Wood fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: One-level layout; Window coverings; Separate utility room; Living area and dining area
• Laundry & utility: Utility room with washer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.7% in Balch Springs — 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 68/100 on livability (#487 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities 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: Gilbert Cuellar Sr El (math 33% / reading 41%, grade F, #1,769 of 4,322 statewide, top 44%, 666 students, 95% FRL).
• Market conditions: 85 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $898 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.26% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 6.6

CMA / ARV

• ARV (median comp): $195,401
• List price: $129,900
• Delta: -33.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Pleasant Meadows Ln	0.53mi	3/1.0 (+1)	925 (-4%)	13mo	$189,900	$205	54
11505 Oakfield Dr	0.26mi	2/1.0	816 (-15%)	12mo	$200,000	$245	52
10705 Kendall Square Dr	0.66mi	3/2.0 (+1)	1,065 (+11%)	2mo	$199,999	$188	40
452 Pleasant Meadows Ln	0.56mi	3/1.0 (+1)	822 (-14%)	9mo	$144,900	$176	38

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,732
• Equity at exit: $19,369

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,406
• Equity at exit: $11,231

Cash invested: $36,372 (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 75180

• Home prices YoY: -8.0%
• Active inventory: 85
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$681
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $159

Break-even live

Break-even rent $1,432

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $196	+0% $159	+5% $123	+10% $86
Rent	-10% $30	-5% $95	+0% $159	+5% $224	+10% $288
Rate	-1.0pp $225	-0.5pp $192	base $159	+0.5pp $126	+1.0pp $91

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4129 Forest Lawn Dr Balch Springs, TX	2.0	1.0	840	$1,295	$1.54	44d	1	0.20mi
11221 Trail Ln Balch Springs, TX	3.0	1.0	999	$1,750	$1.75	25d	1	0.31mi
4400 Ambassador Way Balch Springs, TX	1.0–2.0	1.0–1.5	707	$1,200	$1.70	3d	4	0.81mi
840 Pleasant Hills Dr Dallas, TX	3.0	2.0	1011	$2,200	$2.18	0d	1	0.90mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	16d	1	1.31mi
9605 Grady Ln Dallas, TX	3.0	2.0	950	$700	$0.74	3d	1	1.45mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	8d	1	1.49mi

Listing history 2 events

1. 2026-05-31
   status $129,900 Pending 16 DOM
2. 2026-05-14
   listed $149,900 Active 734-char remark

ⓘ 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: $4,754 · $396/mo
• Projected year-2 tax: $4,754 · $396/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $19,608
• − Mortgage interest: −$7,276
• − Property taxes: −$4,754
• − Insurance: −$650
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,779
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,909/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 — Balch Springs

• Score: 68/100
• State rank: #487
• US rank: #9673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balch Springs, TX
• County: Dallas County · 2,612,404 people
• City population: 26,455
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 26,455
• Household income: $67,019
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 660.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% Black 33% Two or more races 24% White 14% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 23% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -31.21%
• Current HPI: 361.3668
• 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

-13.3% since first listed

3 events — show timeline

• 2026-05-31 Pending — NTREIS
• 2026-05-26 Price Changed $129,900 NTREIS
• 2026-05-14 Listed $149,900 NTREIS

Property tax history

+8.9%/yr

Latest (2025): $4,754 · -0.1% YoY. Source: county tax records.