3685 Zenith Dr · Grand Prairie, TX 75052

$483,990

4 bd · 2.0 ba · 2,035 sqft · Land · 4 Days on market

Built 2026 6,877 sqft lot $238/sqft · at area comps Est $480k · at est. $133/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.1/15.0
• Livability +4.0/5.0
• Cash flow +3.7/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Zamboni is one of our one-story floorplans featured in our Preserve at The Forum community in Grand Prairie, Texas. With 2 modern exteriors to choose from, the Zamboni is sure to turn heads. To top it off, this home will feature a stunning 4-lite front-door allowing in ample amounts of natural light to come through. Inside this 4 bedroom, 2 bathroom home, you’ll find 2,032 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features shaker-style cabinets, quartz countertops, and stainless-steel appliances, equipped with everything

Key facts

• Quartz countertops
• Modern exteriors
• Open concept

Tags

• MODERN EXTERIORS
• STUNNING FRONT-DOOR
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Subdivision: The Preserve at Forum
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association managed by Neighborhood Management Inc; Association fee $800 semi-annually (includes management fees)

Exterior

• Parking: Attached garage facing front; 2 covered parking spaces; Driveway
• Security: Fire alarm
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Property attached: Yes
• Construction: New construction (2026) — incomplete; Brick and fiber cement exterior; Shingle roof; Pillar/post/pier and slab foundation
• Exterior features: Fenced front and back yard (wood); Sprinkler system; Irrigation equipment; Utilities easement

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Refrigerator; Plumbed for gas in kitchen; Water purifier
• Bedrooms: Primary bedroom (level 1) with dual sinks, separate shower, and walk-in closet; Three additional bedrooms (level 1)
• Flooring: Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floorplan; Vaulted ceilings; Kitchen island; Pantry; Granite counters; Double vanity; Walk-in closets; Wired for data; Smart home system
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $484k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (42.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (46.3% below list).
• Recommended offer: $260k (46.3% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.6% in Grand Prairie — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — 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.
• Market conditions: Rents flat; 287 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 35% of the median local income ($89k/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 $15k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $259,723 (46.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.54% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.63%
• DSCR: 0.44
• GRM: 15.5

CMA / ARV

• ARV (median comp): $479,990
• List price: $483,990
• Delta: 0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -43.1%
• Equity multiple: -0.30×
• Total profit: $-176,539
• Equity at exit: $72,164

10-year hold

• IRR: -96.6%
• Equity multiple: -1.21×
• Total profit: $-298,878
• Equity at exit: $41,847

Cash invested: $135,517 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 287
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$2,538
• Tax est. 1.5%: −$605 /mo · $7,260/yr
• Insurance: −$202
• HOA: −$133
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-1,426

Break-even live

Break-even rent $4,402

Max offer price $277,655

Occupancy floor —

Sensitivity live

Price	-10% $-1,091	-5% $-1,259	+0% $-1,426	+5% $-1,593	+10% $-1,760
Rent	-10% $-1,631	-5% $-1,529	+0% $-1,426	+5% $-1,323	+10% $-1,221
Rate	-1.0pp $-1,182	-0.5pp $-1,303	base $-1,426	+0.5pp $-1,551	+1.0pp $-1,679

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: $120,998
• Closing costs: $14,520
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2136 Sara Jane Pkwy Grand Prairie, TX	3.0	1.0–2.0	985	$2,749	$2.79	2d	18	0.28mi
2136 Dayton Ln Unit 1019626P Grand Prairie, TX	4.0	2.5	2303	$12,424	$5.39	22d	1	0.33mi
2136 Dayton Ln Grand Prairie, TX	4.0	2.5	2313	$7,900	$3.42	44d	1	0.33mi
2468 Ranchview Dr Grand Prairie, TX	3.0	2.0	2200	$3,000	$1.36	44d	1	0.50mi
3740 Pierce Ln Grand Prairie, TX	4.0	3.5	2100	$3,300	$1.57	44d	1	0.50mi
3705 Pierce Ln Grand Prairie, TX	3.0	2.5	1819	$3,000	$1.65	25d	1	0.52mi
2410 Lost Mesa Grand Prairie, TX	4.0	2.0	2220	$2,900	$1.31	44d	1	0.70mi
2504 Frontier Dr Grand Prairie, TX	4.0	2.5	2541	$2,820	$1.11	44d	1	0.72mi
4105 Devon Ct Grand Prairie, TX	3.0	3.0	1973	$1,100	$0.56	44d	1	0.82mi
1661 S Forum Dr Grand Prairie, TX	3.0	1.0–3.0	1061	$2,505	$2.36	2d	22	0.82mi
2361 Shirecreek Cir Grand Prairie, TX	4.0	2.5	2588	$2,675	$1.03	44d	1	0.83mi
854 Timberdale St Grand Prairie, TX	3.0	2.0	1612	$2,200	$1.36	44d	1	0.97mi
2755 W Interstate 20 Unit 2788 Grand Prairie, TX	3.0	2.0	1546	$2,332	$1.51	3d	1	0.97mi
3156 Pine Valley Dr Grand Prairie, TX	4.0	2.5	2301	$2,760	$1.20	7d	1	1.01mi
2755 Interstate 20 Grand Prairie, TX	1.0–3.0	1.0–2.0	1093	$2,204	$2.02	2d	20	1.05mi
2510 Bentley Dr Grand Prairie, TX	4.0	2.0	1638	$2,211	$1.35	44d	1	1.10mi
2645 Danberry Ln Grand Prairie, TX	4.0	2.0	1595	$2,219	$1.39	20d	1	1.20mi
2514 Livingston Ln Grand Prairie, TX	3.0	2.0	1518	$2,150	$1.42	19d	1	1.21mi
2514 Livingston Ln Grand Prairie, TX	3.0	2.0	1532	$2,150	$1.40	44d	1	1.21mi
819 Over Ridge Dr Grand Prairie, TX	4.0	2.5	2046	$2,500	$1.22	21d	1	1.25mi
4255 Fall Creek Dr Grand Prairie, TX	3.0	2.0	2264	$2,600	$1.15	44d	1	1.26mi
860 Roaring Springs Rd Grand Prairie, TX	3.0	2.5	2857	$2,716	$0.95	25d	1	1.30mi
2661 Claremont Dr Grand Prairie, TX	3.0	2.0	1841	$1,985	$1.08	25d	1	1.30mi
2661 Claremont Dr Grand Prairie, TX	3.0	2.0	1841	$2,106	$1.14	44d	1	1.30mi
3401 Glenda Dr Grand Prairie, TX	3.0	2.0	1554	$2,206	$1.42	44d	1	1.30mi
618 Thornwood Trl Grand Prairie, TX	4.0	2.0	1803	$2,465	$1.37	2d	1	1.34mi
2901 W Bardin Rd Grand Prairie, TX	3.0–4.0	2.5	1703	$3,224	$1.89	2d	6	1.35mi
2901 Bardin Rd Unit 19443 Grand Prairie, TX	3.0	2.5	1634	$2,000	$1.22	5d	1	1.37mi
3914 Willowood Ln Grand Prairie, TX	3.0	2.0	1963	$2,519	$1.28	8d	1	1.40mi
1627 Wintercrest Rd Grand Prairie, TX	3.0	2.0	1628	$2,350	$1.44	25d	1	1.44mi
4629 Amherst Ln Grand Prairie, TX	3.0	2.0	1563	$7,700	$4.93	44d	1	1.49mi
4629 Amherst Ln Unit 1502184P Grand Prairie, TX	3.0	2.0	1560	$17,079	$10.95	22d	1	1.49mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 1 events

1. 2026-05-14
   listed $480,990 Active 1357-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,167
• − Mortgage interest: −$27,111
• − Property taxes: −$7,260
• − Insurance: −$2,420
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$1,596
• − Depreciation: −$14,080
• Taxable loss: −$26,286
• Est. tax savings @ 24.0%: +$6,309
• After-tax cash flow: $-10,802/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

+0.6% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $483,990 NTREIS
• 2026-05-19 Pending — NTREIS
• 2026-05-14 Listed $480,990 NTREIS