6204 High Brush Cir · Dallas, TX 75249

$299,000

5 bd · 3.5 ba · 3,639 sqft · SingleFamily public records · 2 Days on market

Built 1989 5,619 sqft lot Est $440k · 32% under $36/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +12.6/30.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

Key facts

• Close to schools
• Close to shopping
• 5,619 sq ft lot

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO COMMUTER ROUTES

Property features AI

Finance

• Other: Property located in Dallas County, United States; Directions: GPS; High geocode confidence
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage reported
• HOA & community: Mandatory association with full use of facilities; HOA fee $430 annually; HOA managed by Goodwin & Co (855-289-6007)

Exterior

• Parking: Attached garage with 3 covered spaces
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Two levels; Residential property
• Construction: Brick construction; Built in 1989; Preowned
• Exterior features: Lot under 0.5 acre (approx. 0.129 acres); Subdivision: Wind Ridge Ph 01

Interior

• Kitchen: Appliances: Other
• Bedrooms: Five bedrooms total; Primary bedroom on level 1 (approx. 16 x 14); Bedroom on level 1 (approx. 11 x 10); Bedroom on level 2 (approx. 23 x 14); Bedroom on level 2 (approx. 15 x 13); Bedroom on level 2 (approx. 19 x 15)
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms and one half bathroom (4 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Seven total rooms; One living area; One dining area; Wood-burning fireplace; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.1% below list).
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $293k (2.1% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cj & Anne Hyman El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 456 students, 77% FRL).
• Market conditions: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,277/mo this rent would consume 46% of the median local household income ($86k/yr) (locally 363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 3.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,635 (2.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $440,319
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8343 High Brush Dr	0.09mi	4/3.5 (-1)	3,098 (-15%)	3mo	$349,900	$113	64
8242 Fox Creek Trl	0.32mi	5/4.0	3,858 (+6%)	21mo	$459,000	$119	56
7980 Glenway Dr	0.55mi	5/3.5	3,284 (-10%)	13mo	$399,000	$121	47
8052 Vista Hill Ln	0.56mi	4/2.5 (-1)	3,269 (-10%)	3mo	$405,000	$124	45
6404 Canyon Lake Dr	0.31mi	4/2.5 (-1)	3,338 (-8%)	22mo	$468,000	$140	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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,353
• Equity at exit: $44,582

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-45,207
• Equity at exit: $25,852

Cash invested: $83,720 (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 75249

• Home prices YoY: -6.3%
• Active inventory: 50
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,277 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$896 /mo · $10,754/yr
• Insurance: −$125
• HOA: −$36
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-36

Break-even live

Break-even rent $3,322

Max offer price $292,635

Occupancy floor 96%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8336 Mountainview Dr Dallas, TX	5.0	4.0	3434	$2,985	$0.87	10d	1	0.19mi
8441 Little Fawn Ln Dallas, TX	4.0	2.0	2579	$2,600	$1.01	43d	1	0.44mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 16 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   listed $299,000 Active
3. 2018-10-11
   soldstatus Sold 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

4. 2018-10-11
   soldstatus

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

5. 2018-08-05
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

6. 2018-07-24
   historical Active Option Contract 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

7. 2018-07-17
   status Active 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

8. 2018-07-16
   historical Active Option Contract 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

9. 2018-06-30
   price $210,000 720-char remark

   Show marketing remark (720 chars)

   Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

10. 2018-06-13
    status Active 720-char remark

    Show marketing remark (720 chars)

    Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

11. 2018-06-09
    historical 720-char remark

    Show marketing remark (720 chars)

    Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

12. 2018-05-16
    listed $229,000 Active 720-char remark

    Show marketing remark (720 chars)

    Huge home with over 3600 sqft offers plenty of room to roam! 5 bedroom, 3.5 baths plus 3 car garage located in cut-de-sac has panoramic views of the Joe Pool Lake area*Large formal living and formal dining areas*Huge living area features woodburning fireplace, built ins, vaulted ceilings and open stairway*Eat in kitchen with plenty of counterspace, built in microwave and breakfast area*Master bedroom located downstairs* Master bath has dual sinks, separate shower, garden tub and large walk in closet*Close to Cedar Hill shopping areas, Joe Pool Lake, Nature and walking trails easy access to DFW airport, Dallas and Fort Worth*Duncanville ISD*Bring your decorating ideas! To be sold as is, Cash or Conventional only

13. 2012-04-30
    historical
14. 2012-01-17
    price $191,000
15. 2011-12-11
    listed $199,000 Active
16. 1996-02-21
    soldstatus

ⓘ 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: $10,754 · $896/mo
• Projected year-2 tax: $10,754 · $896/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,322
• − Mortgage interest: −$16,749
• − Property taxes: −$10,754
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,146
• − Management: −$3,146
• − HOA: −$432
• − Depreciation: −$8,698
• Taxable loss: −$5,097
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $791/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

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 · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 16,447
• Household income: $85,500
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 363.0

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: Black 51% Hispanic / Latino 35% Two or more races 14% White 7% Asian 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 1% Swedish 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Tagalog/Filipino 2% Vietnamese 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: ▼ -19.84%
• Current HPI: 295.4071
• 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

+50.3% since first listed

16 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-13 Listed $299,000 NTREIS
• 2018-10-11 Sold (Public Records) — Public Records
• 2018-10-11 Sold (MLS) — NTREIS
• 2018-08-05 Pending — NTREIS
• 2018-07-24 Contingent — NTREIS
• 2018-07-17 Relisted — NTREIS
• 2018-07-16 Contingent — NTREIS
• 2018-06-30 Price Changed $210,000 NTREIS
• 2018-06-13 Relisted — NTREIS
• 2018-06-09 Listing Removed — NTREIS
• 2018-05-16 Listed $229,000 NTREIS
• 2012-04-30 Listing Removed — NTREIS
• 2012-01-17 Price Changed $191,000 NTREIS
• 2011-12-11 Listed $199,000 NTREIS
• 1996-02-21 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $10,754 · -0.2% YoY. Source: county tax records.