7937 Cliffbrook Dr · Dallas, TX 75254

$150,000

2 bd · 1.0 ba · 969 sqft · Townhouse · 112 Days on market

Built 1971 Good condition $155/sqft · 21% below area Est $190k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL UPDATED AND MOVE-IN READY! new carpet and fresh paint 2021. Light bright and inviting with new luxury vinyl floors 2021. Living room has a ceiling fan and a balcony. Kitchen has new cabinets and counters 2021. SS appliances and LED lighting, too! New ceiling fans and lighting 2021. Updated bath. Generous bedroom sizes. Note the LOW Home Owner's Assoc. dues. Outside enjoy the swimming pool. This unit is a second floor flat with no one above you, so it is quiet and private.

Key facts

• Fresh paint
• Ceiling fan
• New carpet

Tags

• NEW CARPET
• FRESH PAINT
• NEW LUXURY VINYL FLOORS
• CEILING FAN
• BALCONY
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.1% below list).
• Recommended offer: $133k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: crime F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Math/Science/Tech Magnet (math 60% / reading 55%, grade C+, #492 of 4,322 statewide, top 12%, 601 students, 51% FRL); Westwood Math Science Leadership Magnet (math 40% / reading 50%, grade D, #479 of 1,662 statewide, top 29%, 651 students, 60% FRL); Richardson H S (math 39% / reading 58%, grade D, #560 of 1,632 statewide, top 35%, 2,773 students, 54% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents falling (-3.4%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 112 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $133,285 (11.1% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $190,065
• List price: $150,000
• Delta: -21.08%
• 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
821 Dublin Dr #129	0.47mi	2/1.5	1,001 (+3%)	8mo	$185,000	$185	64
881 Dublin Dr #2	0.44mi	2/1.5	1,028 (+6%)	8mo	$215,000	$209	61
821 Dublin #145	0.47mi	2/1.5	1,001 (+3%)	14mo	$189,500	$189	60
857 Dublin Dr #3	0.50mi	2/1.5	1,028 (+6%)	6mo	$189,000	$184	59
891 Dublin Dr #3	0.47mi	2/1.5	922 (-5%)	11mo	$149,900	$163	59
821 Dublin Dr #157	0.47mi	2/1.5	1,001 (+3%)	17mo	$234,000	$234	57
879 Dublin Dr #1	0.51mi	2/1.5	922 (-5%)	14mo	$169,000	$183	55
821 Dublin Dr #151	0.47mi	2/2.0	1,061 (+10%)	6mo	$189,000	$178	54
893 Dublin Dr Unit 893B	0.46mi	2/1.5	1,028 (+6%)	16mo	$169,000	$164	53
821 Dublin Dr #143	0.47mi	2/2.0	1,061 (+10%)	15mo	$239,000	$225	46
883 Dublin Dr Unit B	0.44mi	2/2.5	1,114 (+15%)	5mo	$189,000	$170	45
851 Dublin Dr #3	0.47mi	2/2.5	1,114 (+15%)	12mo	$197,000	$177	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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-27,152
• Equity at exit: $22,365

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-37,317
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 3 under contract
• Months of supply: 26.0 mo (4%/mo absorbed)
• Median asking: $185,000 ($175/sqft)
• Median days on market: 65 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75254

• Home prices YoY: -14.3%
• Rents YoY: -3.4%
• Active inventory: 155
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $16

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $120	-5% $68	+0% $16	+5% $-35	+10% $-87
Rent	-10% $-89	-5% $-36	+0% $16	+5% $69	+10% $122
Rate	-1.0pp $92	-0.5pp $54	base $16	+0.5pp $-23	+1.0pp $-62

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14645 Las Flores Dr Dallas, TX	2.0–3.0	1.5–2.5	1078	$1,325	$1.23	57d	33	0.15mi
14645 Las Flores Dr Unit 107 Dallas, TX	1.0	1.0	570	$1,074	$1.88	24d	1	0.15mi
14645 Las Flores Dr Unit 212 Dallas, TX	2.0	2.0	882	$1,239	$1.40	24d	1	0.15mi
14663 Las Flores Dr Dallas, TX	1.0	1.0	675	$890	$1.32	63d	1	0.18mi
1433 Regal Dr Richardson, TX	2.0	2.0	1119	$1,513	$1.35	120d	1	0.19mi
1433 Regal Dr Richardson, TX	2.0	2.0	1119	$1,455	$1.30	2d	1	0.19mi
1433 Regal Dr Richardson, TX	2.0	2.0	1039	$1,463	$1.41	4d	1	0.19mi
1433 Regal Dr Richardson, TX	2.0	2.0	1039	$1,412	$1.36	1d	1	0.19mi
1433 Regal Dr Richardson, TX	2.0	2.0	1039	$1,401	$1.35	8d	1	0.19mi
14677 Las Flores Dr Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	69d	1	0.21mi
14677 Las Flores Dr Dallas, TX	1.0	1.0	570	$1,102	$1.93	20d	1	0.21mi
14677 Las Flores Dr Dallas, TX	2.0	2.0	882	$1,121	$1.27	19d	1	0.21mi
14709 Las Flores Dr Dallas, TX	1.0	1.0	570	$919	$1.61	20d	1	0.23mi
1330 W Spring Valley Rd Unit 2147-7 Richardson, TX	2.0	2.0	862	$914	$1.06	103d	1	0.35mi
1330 W Spring Valley Rd Unit 510 Richardson, TX	2.0	2.0	862	$1,281	$1.49	98d	1	0.35mi
1330 W Spring Valley Rd Unit 212 Richardson, TX	2.0	2.0	862	$1,313	$1.52	24d	1	0.35mi
1330 W Spring Valley Rd Unit 1387 Richardson, TX	2.0	2.0	862	$1,281	$1.49	83d	1	0.35mi
1330 W Spring Valley Rd Unit 2121 Richardson, TX	2.0	2.0	862	$1,324	$1.54	69d	1	0.35mi
1330 W Spring Valley Rd Unit 1357 Richardson, TX	2.0	2.0	862	$1,273	$1.48	70d	1	0.35mi
1330 W Spring Valley Rd Unit 511 Richardson, TX	2.0	2.0	862	$1,314	$1.52	88d	1	0.35mi
1330 W Spring Valley Rd Unit 2121 Richardson, TX	2.0	2.0	862	$1,319	$1.53	103d	1	0.35mi
14140 Haymeadow Dr #130 Dallas, TX	2.0	1.5	827	$1,385	$1.67	59d	1	0.35mi
14140 Haymeadow Dr #111 Dallas, TX	2.0	1.5	827	$1,375	$1.66	5d	1	0.35mi
14140 Haymeadow Dr #130 Dallas, TX	2.0	1.5	827	$1,399	$1.69	67d	1	0.35mi
1330 W Spring Valley Rd Richardson, TX	2.0	2.0	862	$914	$1.06	36d	1	0.36mi
885 Dublin Dr Richardson, TX	2.0	2.0	922	$1,450	$1.57	19d	1	0.42mi
883 Waterfall Way Richardson, TX	2.0	1.5	1028	$1,695	$1.65	139d	1	0.43mi
939 Allegheny Ct Richardson, TX	1.0–3.0	1.0–2.0	1044	$1,707	$1.64	0d	15	0.43mi
1362 W Spring Valley Rd Richardson, TX	2.0	2.0	862	$1,249	$1.45	19d	1	0.46mi
897 Dublin Dr #4 Richardson, TX	2.0	2.5	1114	$1,750	$1.57	139d	1	0.46mi
835 Dublin Dr Unit 835C Richardson, TX	2.0	1.5	922	$1,249	$1.35	24d	1	0.46mi
835 Dublin Dr Unit 835C Richardson, TX	2.0	1.5	922	$1,249	$1.35	27d	1	0.46mi
835 Dublin Dr Unit 835C Richardson, TX	2.0	1.5	922	$1,499	$1.63	103d	1	0.46mi
839 Dublin Dr Unit 1 Richardson, TX	2.0	2.5	1114	$2,000	$1.80	120d	1	0.48mi
883 Dublin Dr #1 Richardson, TX	2.0	2.5	1114	$1,840	$1.65	139d	1	0.48mi
950 Allegheny Dr Richardson, TX	2.0	2.0	1025	$1,377	$1.34	100d	1	0.49mi
950 Allegheny Dr Richardson, TX	2.0	2.0	1100	$1,537	$1.40	8d	1	0.49mi
950 Allegheny Dr Richardson, TX	2.0	2.0	1100	$1,537	$1.40	90d	1	0.49mi
950 Allegheny Dr Richardson, TX	2.0	2.0	1100	$1,537	$1.40	12d	1	0.49mi
950 Allegheny Dr Richardson, TX	2.0	2.0	1025	$1,589	$1.55	60d	1	0.49mi

Listing history 50 events

1. 2026-09-24
   days on market $150,000 Active 112 DOM
2. 2026-09-23
   days on market $150,000 Active 111 DOM
3. 2026-09-22
   days on market $150,000 Active 110 DOM
4. 2026-09-21
   days on market $150,000 Active 109 DOM
5. 2026-09-20
   days on market $150,000 Active 108 DOM
6. 2026-09-19
   days on market $150,000 Active 107 DOM
7. 2026-09-18
   days on market $150,000 Active 106 DOM
8. 2026-09-17
   days on market $150,000 Active 105 DOM
9. 2026-09-16
   days on market $150,000 Active 104 DOM
10. 2026-09-15
    days on market $150,000 Active 103 DOM
11. 2026-09-14
    days on market $150,000 Active 102 DOM
12. 2026-09-13
    days on market $150,000 Active 101 DOM
13. 2026-09-12
    days on market $150,000 Active 100 DOM
14. 2026-09-11
    days on market $150,000 Active 99 DOM
15. 2026-09-05
    days on market $150,000 Active 93 DOM
16. 2026-09-04
    days on market $150,000 Active 92 DOM
17. 2026-09-02
    days on market $150,000 Active 90 DOM
18. 2026-08-31
    days on market $150,000 Active 88 DOM
19. 2026-08-29
    days on market $150,000 Active 86 DOM
20. 2026-08-28
    days on market $150,000 Active 85 DOM
21. 2026-08-27
    days on market $150,000 Active 84 DOM
22. 2026-08-25
    days on market $150,000 Active 82 DOM
23. 2026-08-24
    days on market $150,000 Active 81 DOM
24. 2026-08-23
    days on market $150,000 Active 80 DOM
25. 2026-08-22
    days on market $150,000 Active 79 DOM
26. 2026-08-21
    days on market $150,000 Active 78 DOM
27. 2026-08-20
    days on market $150,000 Active 77 DOM
28. 2026-08-19
    days on market $150,000 Active 76 DOM
29. 2026-08-18
    days on market $150,000 Active 75 DOM
30. 2026-08-17
    days on market $150,000 Active 74 DOM
31. 2026-08-16
    days on market $150,000 Active 73 DOM
32. 2026-08-15
    days on market $150,000 Active 72 DOM
33. 2026-08-14
    days on market $150,000 Active 71 DOM
34. 2026-08-13
    days on market $150,000 Active 70 DOM
35. 2026-08-12
    days on market $150,000 Active 69 DOM
36. 2026-08-11
    days on market $150,000 Active 68 DOM
37. 2026-08-10
    days on market $150,000 Active 67 DOM
38. 2026-08-09
    days on market $150,000 Active 66 DOM
39. 2026-08-08
    days on market $150,000 Active 65 DOM
40. 2026-08-06
    days on market $150,000 Active 63 DOM
41. 2026-08-05
    days on market $150,000 Active 62 DOM
42. 2026-08-04
    days on market $150,000 Active 61 DOM
43. 2026-07-31
    days on market $150,000 Active 57 DOM
44. 2026-07-30
    days on market $150,000 Active 55 DOM
45. 2026-07-28
    days on market $150,000 Active 54 DOM
46. 2026-07-26
    days on market $150,000 Active 52 DOM
47. 2026-07-24
    days on market $150,000 Active 50 DOM
48. 2026-07-23
    days on market $150,000 Active 49 DOM
49. 2026-07-22
    days on market $150,000 Active 48 DOM
50. 2026-07-21
    days on market $150,000 Active 47 DOM

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

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 · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,994
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,364
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $755/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,845–$14,535 screening

This move-in ready condo is in good condition with recent updates, including new flooring, cabinets, and paint. It offers a good balance of curb appeal and interior comfort, making it an attractive option for both buyers and renters.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace ceiling fans — Modern ceiling fans improve air circulation and reduce energy costs ↑
• Both Install smart home devices — Enhances convenience and energy efficiency, attracts tech-savvy buyers/tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Math/science/tech Magnet C+ TX #492/4,322 Nat'l #8,415/41,679 Middle Westwood Math Science Leadership Magnet D TX #479/1,662 Nat'l #4,622/14,009 High Richardson H S D TX #560/1,632 Nat'l #6,127/17,239

Schools (NCES district)

• District: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

A Composite livability gradescore 81/100

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 · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,050
• Household income: $67,216
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 33% Hispanic / Latino 33% Black 24% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 67% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -41.97%
• Current HPI: 250.4761
• Rent YoY: ▼ -3.43%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2026-06-04 Listed $150,000 ForSaleByOwner.com