1715 Reynolds St · Lancaster, TX 75134

$240,000

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 58 Days on market

Built 2001 8,233 sqft lot $171/sqft · 9% below area Est $264k · 9% under $8/mo HOA

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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 +11.6/15.0
• Cash flow +10.9/30.0
• 1% rule +4.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1715 Reynolds Street, a beautifully maintained and spacious single-family residence located in the heart of the desirable Wellington Park North community in Lancaster. This 2001-built traditional home offers 1,601 square feet of comfortable living space, designed with a functional and open-concept layout that is perfect for modern lifestyles. The interior features a large, light-filled living area that flows effortlessly into the kitchen and dining spaces, making it an ideal home for entertaining. Retreat to the primary suite which offers a private sanctuary, while the additional bedrooms provide ample space for family, guests, or a dedicated home office. Stay cool during the Texas summers with a reliable central electric cooling system and energy-efficient ceiling fans throughout. The exterior boasts a classic aesthetic with professional landscaping and a private, fenced-in backyard that is ready for your next outdoor gathering. Enjoy the convenience of full city utilities, including public water and sewer. Situated just minutes from Rosa Parks-Millbrook Elementary and with easy access to local parks, dining, and major highways, this home offers the perfect balance of suburban tranquility and city accessibility. Move-in ready and waiting for its next owners!

Key facts

• Full city utilities
• Move in ready
• 8,233 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• ENERGY EFFICIENT CEILING FANS
• PROFESSIONAL LANDSCAPING
• FULL CITY UTILITIES
• EASY ACCESS TO LOCAL PARKS
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (9.6% below list).
• Recommended offer: $217k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, crime F.
• Lancaster ISD (suburban): math 19% / reading 29% proficiency, ranked #714 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 58 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,042 (9.6% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 9.2

CMA / ARV

• ARV (median comp): $263,973
• List price: $240,000
• Delta: -9.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1759 Reynolds St	0.13mi	3/2.0	1,472 (+5%)	2mo	$260,000	$177	84
1542 Sunny Meadow Rd	0.50mi	3/2.0	1,453 (+3%)	4mo	$244,900	$169	68
1518 Rockbrook St	0.23mi	3/1.5	1,242 (-12%)	4mo	$250,000	$201	64
1411 Oakbrook St	0.42mi	4/2.0 (+1)	1,356 (-4%)	9mo	$249,900	$184	62
1538 Oakbrook St	0.34mi	3/2.0	1,226 (-13%)	2mo	$220,000	$179	61
1425 Sunnymeadow Rd	0.65mi	3/2.0	1,453 (+3%)	6mo	$245,000	$169	60
1513 Oakbrook Ct	0.28mi	4/1.5 (+1)	1,242 (-12%)	4mo	$240,000	$193	57
1443 Chapman Dr	0.30mi	3/2.0	1,583 (+12%)	17mo	$259,900	$164	51
1319 Oakbrook St	0.49mi	3/1.5	1,212 (-14%)	11mo	$204,000	$168	43
2712 Murphy Dr	0.69mi	3/2.0	1,593 (+13%)	11mo	$269,900	$169	37
924 Bayport Dr	0.73mi	4/2.0 (+1)	1,536 (+9%)	14mo	$375,000	$244	34
2506 Sunnymeadow Rd	0.59mi	4/1.0 (+1)	1,536 (+9%)	17mo	$105,000	$68	34

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-51,251
• Equity at exit: $35,785

10-year hold

• IRR: -27.1%
• Equity multiple: -0.12×
• Total profit: $-74,956
• Equity at exit: $20,751

Cash invested: $67,200 (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 75134

• Home prices YoY: -17.1%
• Rents YoY: 0.3%
• Active inventory: 102
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$455 /mo · $5,461/yr
• Insurance: −$100
• HOA: −$8
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-107

Break-even live

Break-even rent $2,306

Max offer price $221,099

Occupancy floor 100%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Oneal St Lancaster, TX	3.0	2.0	1460	$2,100	$1.44	43d	1	0.15mi
1748 Cansler Ln Lancaster, TX	4.0	2.0	1806	$2,195	$1.22	43d	1	0.18mi
1555 Willowbrook St Lancaster, TX	3.0	2.0	1544	$1,759	$1.14	22d	1	0.20mi
1811 Kings Cross Dr Lancaster, TX	4.0	2.0	1812	$2,200	$1.21	24d	1	0.30mi
1424 Chapman Dr Lancaster, TX	3.0	2.0	1820	$2,099	$1.15	24d	1	0.32mi
1861 Serena Dr Lancaster, TX	3.0	2.0	1731	$2,350	$1.36	2d	1	0.41mi
1532 Linda Ln Lancaster, TX	3.0	2.0	1380	$2,000	$1.45	24d	1	0.63mi
1533 Prescott Dr Lancaster, TX	3.0	2.0	1500	$1,975	$1.32	4d	1	0.71mi
1255 W Pleasant Run Rd Lancaster, TX	1.0–2.0	1.0–2.0	802	$1,450	$1.81	7d	10	0.75mi
2912 Crimson Clover Dr Lancaster, TX	3.0	2.0	1735	$2,075	$1.20	7d	1	0.78mi
1447 Gentle Rain Dr Lancaster, TX	3.0	2.0	1735	$2,200	$1.27	7d	1	0.79mi
2217 Midbury Dr Lancaster, TX	3.0	2.0	1603	$2,150	$1.34	17d	1	0.81mi
1252 Payne Dr Lancaster, TX	4.0	2.0	1577	$2,239	$1.42	3d	1	0.89mi
1244 Flower Ridge Dr Lancaster, TX	3.0	2.0	1818	$2,099	$1.15	43d	1	0.95mi
1605 N Houston School Rd Lancaster, TX	2.0–4.0	2.0	1125	$2,412	$2.14	1d	39	0.97mi
3124 Crimson Clover Dr Lancaster, TX	3.0	2.0	1783	$2,100	$1.18	43d	1	0.98mi
1934 Mosley Dr Lancaster, TX	4.0	2.0	1754	$2,099	$1.20	24d	1	1.06mi
1373 Oakbluff Dr Lancaster, TX	3.0	2.0	1289	$1,850	$1.44	3d	1	1.13mi
1021 Badger Run Lancaster, TX	3.0	2.0	1811	$2,235	$1.23	43d	1	1.13mi
1125 Greenbriar Ln Lancaster, TX	3.0	2.0	1744	$1,825	$1.05	7d	1	1.16mi
2746 Town North Dr Lancaster, TX	4.0	2.0	1377	$2,000	$1.45	7d	1	1.18mi
1225 Oakbluff Dr Lancaster, TX	3.0	2.0	1335	$1,895	$1.42	4d	1	1.22mi
2720 Wild Grove Ln Unit 1340976P Lancaster, TX	4.0	2.0	1732	$15,834	$9.14	22d	1	1.27mi
2720 Wild Grove Ln Lancaster, TX	4.0	2.0	1733	$8,750	$5.05	43d	1	1.27mi
833 Stanford Dr Lancaster, TX	3.0	1.0	1008	$1,725	$1.71	43d	1	1.29mi
834 Apple Valley Dr Lancaster, TX	3.0	2.0	1425	$2,275	$1.60	43d	1	1.34mi
2827 Saint Martin Dr Lancaster, TX	3.0	2.0	1421	$2,400	$1.69	43d	1	1.35mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,950	$1.43	20d	1	1.36mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,950	$1.43	43d	1	1.36mi
2654 Hartford Ln Lancaster, TX	4.0	2.0	1657	$2,015	$1.22	43d	1	1.36mi
2922 E Pepperidge Dr Lancaster, TX	4.0	2.0	1444	$2,000	$1.39	43d	1	1.37mi
907 Cresthaven Dr Lancaster, TX	3.0	2.0	1366	$1,850	$1.35	24d	1	1.39mi
1326 Johns Ave Lancaster, TX	4.0	2.0	1236	$2,100	$1.70	43d	1	1.42mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.0	1532	$2,250	$1.47	43d	1	1.44mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.5	1532	$2,095	$1.37	5d	1	1.44mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	7d	1	1.45mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	15d	1	1.45mi
2858 Saint Thomas Ln Lancaster, TX	3.0	2.0	1530	$1,950	$1.27	24d	1	1.46mi
719 Westover Dr Lancaster, TX	3.0	2.0	1248	$1,900	$1.52	24d	1	1.47mi
1218 Jewell Ln Lancaster, TX	4.0	2.0	1854	$2,071	$1.12	7d	1	1.48mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: watersewerelectriclandscaping

Listing history 18 events

1. 2026-06-18
   days on market $240,000 Active 58 DOM
2. 2026-06-17
   days on market $240,000 Active 57 DOM
3. 2026-06-16
   days on market $240,000 Active 56 DOM
4. 2026-06-15
   days on market $240,000 Active 55 DOM
5. 2026-06-13
   days on market $240,000 Active 53 DOM
6. 2026-06-09
   days on market $240,000 Active 49 DOM
7. 2026-06-08
   days on market $240,000 Active 48 DOM
8. 2026-06-07
   days on market $240,000 Active 47 DOM
9. 2026-06-04
   days on market $240,000 Active 44 DOM
10. 2026-06-03
    days on market $240,000 Active 43 DOM
11. 2026-06-02
    days on market $240,000 Active 42 DOM
12. 2026-06-01
    days on market $240,000 Active 41 DOM
13. 2026-05-31
    days on market $240,000 Active 40 DOM
14. 2026-04-21
    listed $250,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Welcome to 1715 Reynolds Street, a beautifully maintained and spacious single-family residence located in the heart of the desirable Wellington Park North community in Lancaster. This 2001-built traditional home offers 1,601 square feet of comfortable living space, designed with a functional and open-concept layout that is perfect for modern lifestyles. The interior features a large, light-filled living area that flows effortlessly into the kitchen and dining spaces, making it an ideal home for entertaining. Retreat to the primary suite which offers a private sanctuary, while the additional bedrooms provide ample space for family, guests, or a dedicated home office. Stay cool during the Texas summers with a reliable central electric cooling system and energy-efficient ceiling fans throughout. The exterior boasts a classic aesthetic with professional landscaping and a private, fenced-in backyard that is ready for your next outdoor gathering. Enjoy the convenience of full city utilities, including public water and sewer. Situated just minutes from Rosa Parks-Millbrook Elementary and with easy access to local parks, dining, and major highways, this home offers the perfect balance of suburban tranquility and city accessibility. Move-in ready and waiting for its next owners!

15. 2005-05-13
    soldstatus
16. 2005-04-19
    soldstatus 279-char remark

    Show marketing remark (279 chars)

    HUD HOME TO BE SOLD AS IS. SELLING BROKER COMM UP TO 5%. BLB COMM . 49%. BID DEADLINE: 01/11/05. CASE #: 491-737347. HUD CONTRACTS/ADDENDUMS, AVAILABILITY & SPECIFIC INSTRUCTIONS AT WWW. FIRSTPRESTON. COM OR HUD. GOV OR CALL 800-260-3760. ESCROW: $3,025. LO/IE

17. 2005-01-18
    historical 279-char remark

    Show marketing remark (279 chars)

    HUD HOME TO BE SOLD AS IS. SELLING BROKER COMM UP TO 5%. BLB COMM . 49%. BID DEADLINE: 01/11/05. CASE #: 491-737347. HUD CONTRACTS/ADDENDUMS, AVAILABILITY & SPECIFIC INSTRUCTIONS AT WWW. FIRSTPRESTON. COM OR HUD. GOV OR CALL 800-260-3760. ESCROW: $3,025. LO/IE

18. 2004-11-18
    listed $90,900 279-char remark

    Show marketing remark (279 chars)

    HUD HOME TO BE SOLD AS IS. SELLING BROKER COMM UP TO 5%. BLB COMM . 49%. BID DEADLINE: 01/11/05. CASE #: 491-737347. HUD CONTRACTS/ADDENDUMS, AVAILABILITY & SPECIFIC INSTRUCTIONS AT WWW. FIRSTPRESTON. COM OR HUD. GOV OR CALL 800-260-3760. ESCROW: $3,025. LO/IE

ⓘ 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: $5,461 · $455/mo
• Projected year-2 tax: $5,461 · $455/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 8/10 Severe 7 d/yr ≥110°F today · 26 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: $26,045
• − Mortgage interest: −$13,444
• − Property taxes: −$5,461
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$96
• − Depreciation: −$6,982
• Taxable loss: −$5,304
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $-11/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: Lancaster ISD
• NCES district ID: 4826670
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $52,275
• Composite: 21.41/100
• National rank: #8349
• State rank: #714 of 826 in TX

Livability — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,045
• Household income: $69,778
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 399.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 22% Two or more races 9% White 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -66.51%
• Current HPI: 323.4396
• Rent YoY: ▲ 0.33%
• 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

+175.0% since first listed

5 events — show timeline

• 2026-04-21 Listed $250,000 NTREIS
• 2005-05-13 Sold (Public Records) — Public Records
• 2005-04-19 Sold (MLS) — NTREIS
• 2005-01-18 Listing Removed — NTREIS
• 2004-11-18 Listed $90,900 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $5,461 · -5.5% YoY. Source: county tax records.