108 Grant St · Garland, TX 75042

$160,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 105 Days on market

Built 1962 0.30 ac lot $242/sqft · at area comps Est $197k · 19% under

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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 +12.0/30.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to Downtown Garland, Next door to Chase Bank, The area is transitioning, The City of Garland has zoned this area as community retail. Visit the City website or contact the agent to confirm the type of community retail permitted. Located Just west of North Garland Avenue and Main Street. Bordered by Forest Lane and N Garland Ave. Check out the potential. Great Business opportunity near bustling downtown Garland.

Key facts

• 0.3 acre lot
• Built 1962
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.8% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 falling (-4.5%/yr); 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($146k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% 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 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.92% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (median comp): $196,553
• List price: $160,000
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-32,537
• Equity at exit: $23,857

10-year hold

• IRR: -25.9%
• Equity multiple: -0.07×
• Total profit: $-47,761
• Equity at exit: $13,834

Cash invested: $44,800 (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 75042

• Rents YoY: -4.5%
• Active inventory: 108
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-37

Break-even live

Break-even rent $1,523

Max offer price $153,434

Occupancy floor 98%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Edgefield Dr Garland, TX	1.0–2.0	1.0–2.0	775	$1,740	$2.25	3d	24	0.99mi
1702 Edgefield Dr Garland, TX	2.0	1.0–2.0	626	$1,470	$2.35	2d	63	1.09mi
724 W Miller Rd Garland, TX	1.0	1.0	700	$1,285	$1.84	3d	1	1.41mi

Listing history 14 events

1. 2026-06-18
   days on market $160,000 Active 105 DOM
2. 2026-06-17
   days on market $160,000 Active 104 DOM
3. 2026-06-16
   days on market $160,000 Active 103 DOM
4. 2026-06-15
   days on market $160,000 Active 102 DOM
5. 2026-06-13
   days on market $160,000 Active 100 DOM
6. 2026-06-09
   days on market $160,000 Active 96 DOM
7. 2026-06-08
   days on market $160,000 Active 95 DOM
8. 2026-06-07
   days on market $160,000 Active 94 DOM
9. 2026-06-04
   days on market $160,000 Active 91 DOM
10. 2026-06-03
    days on market $160,000 Active 90 DOM
11. 2026-06-02
    days on market $160,000 Active 89 DOM
12. 2026-06-01
    days on market $160,000 Active 88 DOM
13. 2026-05-31
    days on market $160,000 Active 87 DOM
14. 2026-03-05
    listed $160,000 Active 426-char remark

    Show marketing remark (426 chars)

    Close to Downtown Garland, Next door to Chase Bank, The area is transitioning, The City of Garland has zoned this area as community retail. Visit the City website or contact the agent to confirm the type of community retail permitted. Located Just west of North Garland Avenue and Main Street. Bordered by Forest Lane and N Garland Ave. Check out the potential. Great Business opportunity near bustling downtown Garland.

ⓘ 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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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 ≥109°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: $17,709
• − Mortgage interest: −$8,962
• − Property taxes: −$3,567
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,655
• Taxable loss: −$3,109
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $300/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): 38,112
• Household income: $64,266
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1682.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 30% Asian 16% White 15% Black 11%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Swedish 2% Slovak 1% Serbian 1%
• Foreign-born: 42% · Canada, Vietnam, Philippines
• Languages at home: 31% English-only · Spanish 49% Vietnamese 9% Other Asian/Pacific 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: ▼ -221.11%
• Current HPI: 346.7886
• Rent YoY: ▼ -4.52%
• 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

1 event — show timeline

• 2026-03-05 Listed $160,000 NTREIS

Property tax history

+11.3%/yr

Latest (2025): $3,567 · +5.3% YoY. Source: county tax records.