3919 Queens Ct · Garland, TX 75043

$169,900

2 bd · 2.0 ba · 1,057 sqft · MultiFamily public records · 34 Days on market

Built 1984 4,138 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

Key facts

• Primary suite
• Inviting layout
• Seamless flow

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• INVITING LAYOUT
• SEAMLESS FLOW
• PRIMARY SUITE
• FULL BATH
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Lot dimensions approximately 35 x 118; Lot less than 0.5 acre
• Financial info: Accepts Cash, Conventional, FHA financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car garage; Covered carport with 2 spaces; Additional storage in parking area
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Curbs and sidewalks; Not in a municipal utility district
• Home design: Single-family residence; One story; Property attached: yes
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1984
• Exterior features: Patio; Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Vented exhaust fan; Breakfast bar / eat-in area
• Bedrooms: Primary bedroom on level 1 with ensuite bath; Second bedroom on level 1
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: Eat-in kitchen; Vaulted ceilings; Window coverings; One living area; One dining area; 6 total rooms
• Laundry & utility: Utility room with closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 361 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 43% of the median local income ($77k/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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 D-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.43×
• Total profit: $20,446
• Equity at exit: $25,333

10-year hold

• IRR: 18.0%
• Equity multiple: 2.30×
• Total profit: $61,961
• 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 75043

• Home prices YoY: -33.4%
• Rents YoY: 0.5%
• Active inventory: 361
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$891
• Tax from tax record: −$372 /mo · $4,464/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $859

Break-even live

Break-even rent $1,688

Max offer price $169,900

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,776
Total (2 units)			$2,776

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Lancelot Pl Garland, TX	3.0	2.0	1346	$1,790	$1.33	43d	1	0.22mi
3938 University Dr Garland, TX	3.0	2.0	1292	$1,895	$1.47	20d	1	0.28mi
313 Georgetown Dr Garland, TX	3.0	2.0	1271	$1,795	$1.41	15d	1	0.41mi
4266 Duck Creek Dr Garland, TX	2.0–4.0	2.0	1135	$1,200	$1.06	43d	1	0.43mi
302 Candlewood Ln Garland, TX	3.0	1.5	1100	$1,350	$1.23	4d	1	0.47mi
4009 Providence Dr Garland, TX	3.0	1.5	1246	$1,795	$1.44	43d	1	0.57mi
439 Valley Park Dr Garland, TX	3.0	2.0	1133	$1,599	$1.41	20d	1	0.61mi
4328 Duck Creek Dr Garland, TX	1.0–3.0	1.0–2.0	902	$1,422	$1.58	2d	8	0.63mi
118 Brazos St Garland, TX	3.0	1.0	1241	$1,625	$1.31	24d	1	0.65mi
222 Pecos St Garland, TX	3.0	2.0	1300	$1,845	$1.42	43d	1	0.67mi
5010 Wildbriar Dr Garland, TX	3.0	3.0	1261	$1,949	$1.55	24d	1	0.78mi
2930 Gardenia Dr Garland, TX	3.0	1.0	1365	$1,800	$1.32	24d	1	0.85mi
705 Valiant Cir Garland, TX	2.0	1.0	882	$1,850	$2.10	24d	1	0.87mi
4222 Foliage Dr Garland, TX	3.0	2.0	1404	$2,500	$1.78	24d	1	0.87mi
734 Sceptre Cir Garland, TX	3.0	2.0	1254	$2,000	$1.59	43d	1	0.90mi
1105 Weston Dr Garland, TX	2.0	2.0	1084	$1,650	$1.52	2d	1	0.94mi
330 Nettle Dr Garland, TX	3.0	2.0	1380	$2,200	$1.59	24d	1	0.95mi
709 Arrowhead Cir Garland, TX	2.0	1.0	882	$1,700	$1.93	43d	1	0.95mi
735 Ticonderoga Dr Garland, TX	2.0	1.5	1120	$1,700	$1.52	43d	1	0.98mi
3242 Wexford Dr Garland, TX	2.0	2.5	1276	$1,915	$1.50	43d	1	0.98mi
2900 S 5th St Garland, TX	1.0–2.0	1.0–1.5	624	$1,400	$2.24	2d	14	1.01mi
4705 Cliffwood Dr Garland, TX	3.0	2.0	1340	$1,850	$1.38	6d	1	1.07mi
4705 Cliffwood Dr Garland, TX	3.0	2.0	1340	$1,915	$1.43	43d	1	1.07mi
3911 Leeds Ct Garland, TX	2.0	2.0	1262	$1,875	$1.49	43d	1	1.09mi
3924 Wymess Dr Garland, TX	2.0	2.0	1262	$1,875	$1.49	43d	1	1.09mi
4510 Tarry Dr Garland, TX	3.0	2.0	1377	$1,850	$1.34	7d	1	1.09mi
3926 Wymess Dr Garland, TX	2.0	2.5	1262	$1,895	$1.50	43d	1	1.10mi
3932 Wymess Dr Garland, TX	2.0	2.5	1262	$1,895	$1.50	43d	1	1.10mi
759 Meadowcreek Ct Garland, TX	3.0	2.0	1373	$2,195	$1.60	24d	1	1.11mi
3934 Wymess Dr Garland, TX	1.0	1.0	820	$1,550	$1.89	43d	1	1.11mi
1051 E Centerville Rd Garland, TX	1.0–3.0	1.0–2.0	843	$1,351	$1.60	1d	35	1.13mi
1210 McDonald Dr Garland, TX	3.0	2.0	1406	$1,995	$1.42	43d	1	1.17mi
4742 Cliffwood Dr Garland, TX	3.0	2.0	1390	$1,795	$1.29	43d	1	1.17mi
1213 Carroll Dr Garland, TX	3.0	2.0	1312	$2,100	$1.60	7d	1	1.18mi
4613 Tarry Dr Garland, TX	3.0	2.0	1377	$2,100	$1.53	11d	1	1.18mi
407 Gatewood Rd Unit 407 Garland, TX	2.0	1.5	927	$1,400	$1.51	43d	1	1.25mi
734 Spring Lake Dr Garland, TX	3.0	2.0	1314	$1,995	$1.52	14d	1	1.25mi
734 Spring Lake Dr Garland, TX	3.0	2.0	1314	$1,995	$1.52	15d	1	1.25mi
1233 McDonald Dr Garland, TX	3.0	1.5	1260	$1,658	$1.32	24d	1	1.26mi
4420 Saturn Rd Garland, TX	1.0–2.0	1.0–2.5	786	$1,685	$2.14	2d	19	1.26mi

Listing history 18 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   historical Active Option Contract
3. 2026-04-25
   price $169,900
4. 2026-04-25
   status Active
5. 2026-04-24
   historical Active Option Contract
6. 2026-04-20
   status Active
7. 2026-04-14
   historical Active Option Contract
8. 2026-04-01
   listed $177,500 Active
9. 2014-07-07
   soldstatus
10. 2014-07-02
    soldstatus Closed 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

11. 2014-05-20
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

12. 2014-05-20
    status Active 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

13. 2014-05-09
    historical Active Option Contract 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

14. 2014-05-09
    price $82,500 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

15. 2014-05-05
    status Active 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

16. 2014-04-24
    historical Active Option Contract 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

17. 2014-04-24
    price $81,000 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

18. 2014-04-08
    listed $79,000 Active 448-char remark

    Show marketing remark (448 chars)

    Terrific half-duplex. Property shows nice w interior trim work. Repainted 4,14. Walls repainted & carpeting replaced earlier. Exterior repainted + some new siding added 3,14. Roof 6,09! Lrg den w FP opening to KIT. Located on semi-circle street w low traffic. Rear entry. Backs to single family homes. Wood fenced yard on side. Great walking trails along Duck Creek. If you are tired of leasing & want to own your own home, start here!!

ⓘ 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: $4,464 · $372/mo
• Projected year-2 tax: $4,464 · $372/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,312
• − Mortgage interest: −$9,517
• − Property taxes: −$4,464
• − Insurance: −$850
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$4,943
• Taxable income: $8,209
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $8,341/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 63,152
• Household income: $76,778
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 2275.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 30% Two or more races 23% Black 21% Asian 8%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 60% English-only · Spanish 31% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -148.30%
• Current HPI: 295.5641
• Rent YoY: ▲ 0.47%
• 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

+115.1% since first listed

18 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-25 Price Changed $169,900 NTREIS
• 2026-04-25 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-20 Relisted — NTREIS
• 2026-04-14 Contingent — NTREIS
• 2026-04-01 Listed $177,500 NTREIS
• 2014-07-07 Sold (Public Records) — Public Records
• 2014-07-02 Sold (MLS) — NTREIS
• 2014-05-20 Pending — NTREIS
• 2014-05-20 Relisted — NTREIS
• 2014-05-09 Contingent — NTREIS
• 2014-05-09 Price Changed $82,500 NTREIS
• 2014-05-05 Relisted — NTREIS
• 2014-04-24 Contingent — NTREIS
• 2014-04-24 Price Changed $81,000 NTREIS
• 2014-04-08 Listed $79,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $4,464 · +5.3% YoY. Source: county tax records.