14004 Cimarron Dr · Balch Springs, TX 75180

$169,900

3 bd · 1.5 ba · 1,147 sqft · SingleFamily public records · 12 Days on market

Built 1962 7,187 sqft lot $148/sqft · 19% below area Est $209k · 19% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1.1 bath 2 story home in an established neighborhood that is close to schools and shopping. Needs some repairs but would be a good rental property.

Key facts

• Well sized kitchen
• Spacious living area
• 2 story home

Tags

• 2 STORY HOME
• TRADITIONAL BRICK RESIDENCE
• SPACIOUS LIVING AREA
• DEDICATED DINING SPACE
• WELL SIZED KITCHEN
• ELECTRIC COOKTOP

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity available; Cable available; Curbs
• Home design: Single-family residence; Residential property; Not attached to another property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1962; Preowned
• Exterior features: Wood and other fencing; Few trees; Interior lot; Large backyard with grass; Located in a subdivision

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on level 1 (approx. 16 x 14); Bedroom on level 2 (approx. 14 x 12); Bedroom on level 2 (approx. 12 x 12)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fans; Other cooling
• Interior features: Decorative lighting; Eight total rooms; Two levels; One living area; One dining area
• Laundry & utility: Separate utility room (approx. 8 x 5); Full-size washer/dryer area; Stacked washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.6% 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.
• Mesquite ISD (suburban): math 35% / reading 32% proficiency, ranked #536 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hodges El (math 21% / reading 29%, grade F, #3,013 of 4,322 statewide, top 70%, 552 students, 89% FRL) — zoned schools average 89% FRL vs 63% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 85 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago 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 2.6% of price.
• 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 $169,900

Questions for the listing agent

1. Built in 1962 — 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: 1.13% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (median comp): $208,995
• List price: $169,900
• Delta: -18.71%
• 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
14004 Cimarron Dr	0.00mi	3/1.5	1,147 (0%)	1mo	$169,900	$148	100
14307 S Marsha Dr	0.30mi	3/1.5	1,190 (+4%)	4mo	$224,999	$189	77
14520 Cimarron Dr	0.40mi	3/2.0	1,144 (-0%)	6mo	$229,900	$201	74
4212 Platte Dr	0.50mi	3/2.0	1,131 (-1%)	1mo	$185,000	$164	72
4621 Kyle Dr	0.40mi	4/2.0 (+1)	1,200 (+5%)	5mo	$219,000	$183	62
3925 Sapling Dr	0.45mi	3/2.0	1,055 (-8%)	3mo	$245,000	$232	61
4306 Linda Ln	0.34mi	3/2.0	1,030 (-10%)	5mo	$249,900	$243	61
12416 Spring Branch Dr	0.60mi	4/2.0 (+1)	1,199 (+4%)	0mo	$205,000	$171	57
13223 Brandywine Ln	0.67mi	3/1.5	1,092 (-5%)	7mo	$199,950	$183	55
12705 Winter Park	0.57mi	3/2.0	1,287 (+12%)	6mo	$250,000	$194	45
14620 Oakwood Ln	0.54mi	3/1.5	1,312 (+14%)	7mo	$165,000	$126	45
12212 Bishop Dr	0.73mi	3/2.0	1,034 (-10%)	4mo	$193,000	$187	44

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-15,953
• Equity at exit: $25,333

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,372
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$891
• Tax from tax record: −$374 /mo · $4,487/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $180

Break-even live

Break-even rent $1,691

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $276	-5% $228	+0% $180	+5% $132	+10% $84
Rent	-10% $28	-5% $104	+0% $180	+5% $256	+10% $331
Rate	-1.0pp $265	-0.5pp $223	base $180	+0.5pp $136	+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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14005 Cimarron Dr Balch Springs, TX	3.0	1.0	1252	$1,650	$1.32	25d	1	0.03mi
4320 Mohawk Dr Balch Springs, TX	4.0	2.0	1110	$1,900	$1.71	25d	1	0.08mi
4605 Navajo Trl Balch Springs, TX	3.0	2.0	1152	$1,795	$1.56	44d	1	0.12mi
14419 Briarcrest Dr Balch Springs, TX	3.0	2.0	1350	$1,695	$1.26	44d	1	0.32mi
4229 Culmer Ln Balch Springs, TX	3.0	1.5	1156	$1,545	$1.34	22d	1	0.34mi
4307 Linda Ln Balch Springs, TX	4.0	1.5	1141	$1,941	$1.70	8d	1	0.39mi
15115 Oakwood Ln Unit 1 Mesquite, TX	3.0	1.5	1102	$1,850	$1.68	44d	1	0.50mi
12516 Spring Branch Dr Balch Springs, TX	3.0	1.5	1141	$1,761	$1.54	25d	1	0.56mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$2,500	$1.91	22d	1	0.59mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$1,800	$1.37	2d	1	0.59mi
12411 Summer Hill Dr Balch Springs, TX	3.0	2.0	1299	$1,800	$1.39	2d	1	0.66mi
12109 Bishop Dr Balch Springs, TX	3.0	2.0	1149	$1,600	$1.39	8d	1	0.84mi
12248 Ortega St Dallas, TX	3.0	2.0	1346	$1,970	$1.46	3d	1	0.87mi
3921 Ambassador Way Balch Springs, TX	4.0	1.5	1460	$1,595	$1.09	44d	1	0.90mi
4400 Ambassador Way Balch Springs, TX	1.0–2.0	1.0–1.5	707	$1,200	$1.70	3d	4	0.95mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	5d	1	1.03mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	8d	1	1.15mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	15d	1	1.39mi

Listing history 13 events

1. 2026-05-13
   status Pending 1069-char remark
2. 2026-05-04
   historical Active Option Contract 1069-char remark
3. 2026-05-01
   listed $169,900 Active 1069-char remark
4. 2014-07-03
   soldstatus
5. 2010-03-19
   soldstatus
6. 2010-01-19
   soldstatus 157-char remark

   Show marketing remark (157 chars)

   3 bedroom 1.1 bath 2 story home in an established neighborhood that is close to schools and shopping. Needs some repairs but would be a good rental property.

7. 2009-12-22
   historical 157-char remark

   Show marketing remark (157 chars)

   3 bedroom 1.1 bath 2 story home in an established neighborhood that is close to schools and shopping. Needs some repairs but would be a good rental property.

8. 2009-12-11
   listed $33,200 157-char remark

   Show marketing remark (157 chars)

   3 bedroom 1.1 bath 2 story home in an established neighborhood that is close to schools and shopping. Needs some repairs but would be a good rental property.

9. 2006-05-10
   soldstatus
10. 2005-11-09
    soldstatus
11. 2005-11-07
    soldstatus

    Show marketing remark (226 chars)

    3 BEDROOM HOME WITH MASTER DOWN STAIRS THAT IS CLOSE TO SCHOOLS & SHOPPING. NICE SIZE LOT WITH BACK FENCED AND LARGE STORAGE BUILDING. THIS PROPERTY JUST NEEDS SOME PAINT AND REPAIRS TO MAKE IT THAT SPECIAL HOME FOR YOU.

12. 2005-10-26
    historical

    Show marketing remark (226 chars)

    3 BEDROOM HOME WITH MASTER DOWN STAIRS THAT IS CLOSE TO SCHOOLS & SHOPPING. NICE SIZE LOT WITH BACK FENCED AND LARGE STORAGE BUILDING. THIS PROPERTY JUST NEEDS SOME PAINT AND REPAIRS TO MAKE IT THAT SPECIAL HOME FOR YOU.

13. 2005-09-15
    listed $45,000

    Show marketing remark (226 chars)

    3 BEDROOM HOME WITH MASTER DOWN STAIRS THAT IS CLOSE TO SCHOOLS & SHOPPING. NICE SIZE LOT WITH BACK FENCED AND LARGE STORAGE BUILDING. THIS PROPERTY JUST NEEDS SOME PAINT AND REPAIRS TO MAKE IT THAT SPECIAL HOME FOR YOU.

ⓘ 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: $4,487 · $374/mo
• Projected year-2 tax: $4,487 · $374/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: $23,019
• − Mortgage interest: −$9,517
• − Property taxes: −$4,487
• − Insurance: −$850
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$4,943
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,268/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: Mesquite ISD
• NCES district ID: 4830390
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,372
• Composite: 29.06/100
• National rank: #6606
• State rank: #536 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

+277.6% since first listed

14 events — show timeline

• 2026-06-02 Sold (MLS) — NTREIS
• 2026-05-13 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-05-01 Listed $169,900 NTREIS
• 2014-07-03 Sold (Public Records) — Public Records
• 2010-03-19 Sold (Public Records) — Public Records
• 2010-01-19 Sold (MLS) — NTREIS
• 2009-12-22 Listing Removed — NTREIS
• 2009-12-11 Listed $33,200 NTREIS
• 2006-05-10 Sold (Public Records) — Public Records
• 2005-11-09 Sold (Public Records) — Public Records
• 2005-11-07 Sold (MLS) — NTREIS
• 2005-10-26 Listing Removed — NTREIS
• 2005-09-15 Listed $45,000 NTREIS

Property tax history

+9.1%/yr

Latest (2025): $4,487 · +0.5% YoY. Source: county tax records.