1712 Ironworks Dr · Dallas, TX 75253

$239,900

3 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 9 Days on market

Built 2008 5,619 sqft lot Est $262k · 8% under $25/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).

• Cash flow +11.4/30.0
• ARV discount +11.3/15.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated and move-in-ready, this charming 3-bedroom, 2-bath home offers comfort, style, and convenience. The spacious living area provides plenty of room for relaxing and entertaining, while the 2-car garage adds valuable storage and functionality. Enjoy peace of mind with major recent updates, including a new HVAC system, water heater, gutters, and luxury vinyl plank flooring throughout the home. The kitchen features new stainless steel appliances, including a stove and dishwasher, giving the space a fresh, modern feel. Ideally located with quick access to I-20, this home makes commuting and daily travel a breeze. With its thoughtful updates and desirable location, this property is

Key facts

• New water heater
• New gutters
• Quick access to i-20

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW GUTTERS
• LUXURY VINYL PLANK FLOORING
• NEW STAINLESS STEEL APPLIANCES
• QUICK ACCESS TO I-20

Property features AI

Finance

• Other: Possession at closing/funding; Standard / no special listing conditions
• Financial info: Listing accepts Cash, Conventional, FHA, and VA loan types; No second mortgage indicated
• HOA & community: No association (no HOA)

Exterior

• Parking: Attached garage with 2 garage spaces; Covered parking for 2 vehicles; Driveway and additional parking; Garage door opener
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Accessible features including accessible full bath, bedroom, doors, entrance, hallway(s), and kitchen; Not attached to other properties; Subdivision: Wright Farms Ph 01
• Construction: Built in 2008; Brick construction; Composition (shingle) roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Private yard; Wood fencing; Grassed vegetation

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Granite counters; Natural stone/granite finishes; Pantry / walk-in pantry; Dishwasher; Electric oven
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with walk-in closet
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms (on main level)
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; ENERGY STAR qualified equipment
• Interior features: Open floorplan; Vaulted ceilings; Decorative lighting; Cable TV available; High speed internet available; Pantry; Walk-in closet(s); Eat-in kitchen; Granite counters; 7 total rooms; One level
• Laundry & utility: Washer hookup on site; Electric dryer hookup; Laundry area in kitchen

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 $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (7.9% below list).
• Recommended offer: $221k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kleberg El (math 29% / reading 32%, grade F, #2,464 of 4,322 statewide, top 58%, 816 students, 89% FRL).
• Market conditions: Rents soft (-0.6%/yr); 126 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 44% of the median local income ($61k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,926 (7.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $261,987
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13312 Kempwood Ln	0.35mi	3/2.0	1,387 (-1%)	2mo	$210,000	$151	80
13444 Vida Ln	0.40mi	3/2.0	1,430 (+2%)	1mo	$225,000	$157	77
1611 Cedar Bluff Ln	0.34mi	3/2.0	1,243 (-11%)	3mo	$205,000	$165	63
1400 Elk Creek Rd	0.53mi	3/2.0	1,350 (-4%)	9mo	$270,000	$200	61
1425 Elk Creek Rd	0.55mi	3/2.0	1,350 (-4%)	9mo	$270,000	$200	60
13718 Vida Ln	0.61mi	4/2.0 (+1)	1,430 (+2%)	4mo	$235,000	$164	60
2222 Echo Lake Dr	0.74mi	3/2.0	1,350 (-4%)	2mo	$270,000	$200	58
13308 Kempwood Ln	0.33mi	3/2.0	1,211 (-14%)	4mo	$199,950	$165	58
13726 Vida Ln	0.62mi	4/2.0 (+1)	1,440 (+3%)	5mo	$230,000	$160	57
2070 Cool Mist Ln	0.49mi	3/2.5	1,608 (+15%)	8mo	$324,000	$201	44
2004 Sweetbay Ct	0.63mi	3/2.0	1,254 (-10%)	12mo	$250,000	$199	43
2188 Echo Lake Dr	0.69mi	3/2.5	1,597 (+14%)	10mo	$298,000	$187	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-50,578
• Equity at exit: $35,770

10-year hold

• IRR: -28.4%
• Equity multiple: -0.12×
• Total profit: $-75,412
• Equity at exit: $20,742

Cash invested: $67,172 (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 75253

• Home prices YoY: -7.2%
• Rents YoY: -0.6%
• Active inventory: 126
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$447 /mo · $5,359/yr
• Insurance: −$100
• HOA: −$25
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-84

Break-even live

Break-even rent $2,316

Max offer price $225,010

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-16	+0% $-84	+5% $-152	+10% $-220
Rent	-10% $-259	-5% $-172	+0% $-84	+5% $3	+10% $90
Rate	-1.0pp $37	-0.5pp $-23	base $-84	+0.5pp $-146	+1.0pp $-210

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Pin Oak Ln Dallas, TX	3.0	2.0	1645	$2,039	$1.24	4d	1	0.12mi
1759 Round House Ln Unit 1546066P Dallas, TX	3.0	2.0	1442	$3,430	$2.38	16d	1	0.15mi
1717 Round House Ln Dallas, TX	3.0	2.0	1260	$2,099	$1.67	9d	1	0.15mi
1612 Hunterwood Dr Dallas, TX	2.0	1.0	948	$1,595	$1.68	9d	1	0.41mi
2006 Bumelia Ct Dallas, TX	4.0	2.0	1593	$1,799	$1.13	6d	1	0.52mi
2006 Bumelia Ct Dallas, TX	4.0	2.0	1593	$1,799	$1.13	4d	1	0.52mi
13660 C F Hawn Fwy Dallas, TX	2.0	1.0–2.0	671	$1,475	$2.20	0d	34	0.71mi
2222 Echo Lake Dr Dallas, TX	3.0	2.0	1350	$1,850	$1.37	18d	1	0.73mi
13631 Biggs St Dallas, TX	3.0	2.0	1272	$1,595	$1.25	45d	1	0.73mi
13637 Biggs St Dallas, TX	3.0	2.0	1227	$1,700	$1.39	6d	1	0.74mi
911 Nata Ln Dallas, TX	3.0	2.0	1632	$2,250	$1.38	45d	1	0.86mi
903 Nata Ln Dallas, TX	3.0	2.0	1632	$2,250	$1.38	45d	1	0.87mi
15407 Dorothy Nell Dr Dallas, TX	3.0	2.0	1566	$1,800	$1.15	20d	1	0.99mi
12248 Ortega St Dallas, TX	3.0	2.0	1346	$1,970	$1.46	4d	1	1.21mi
15630 Gatsby Ln Dallas, TX	4.0	2.5	1696	$2,321	$1.37	21d	1	1.26mi
14267 Chaps Dr Dallas, TX	4.0	2.5	1552	$1,955	$1.26	25d	1	1.30mi
14267 Chaps Dr Dallas, TX	4.0	2.5	1552	$2,336	$1.51	45d	1	1.30mi
1367 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,909	$1.45	23d	1	1.40mi
117 Quail Run Dr Seagoville, TX	3.0	2.0	1816	$2,085	$1.15	6d	1	1.41mi
1342 Barrel Dr Dallas, TX	3.0	2.0	1542	$1,899	$1.23	45d	1	1.44mi
1334 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,800	$1.37	45d	1	1.44mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,760	$1.34	4d	1	1.46mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,826	$1.39	15d	1	1.46mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-21
   days on market $239,900 Active 9 DOM
2. 2026-06-18
   days on market $239,900 Active 6 DOM
3. 2026-06-17
   days on market $239,900 Active 5 DOM
4. 2026-06-16
   days on market $239,900 Active 4 DOM
5. 2026-06-15
   days on market $239,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $239,900 Active 1 DOM

ⓘ 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: $5,359 · $447/mo
• Projected year-2 tax: $5,359 · $447/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 8/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,511
• − Mortgage interest: −$13,438
• − Property taxes: −$5,359
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$300
• − Depreciation: −$6,979
• Taxable loss: −$5,006
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $190/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 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): 24,395
• Household income: $60,874
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 497.0

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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 35% White 15% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 32% · Canada
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -27.55%
• Current HPI: 357.4375
• Rent YoY: ▼ -0.58%
• 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

+6.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $239,900 NTREIS
• 2026-01-22 Relisted — NTREIS
• 2026-01-22 Listing Removed — NTREIS
• 2025-09-18 Price Changed $219,900 NTREIS
• 2025-08-30 Listed $225,000 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $5,359 · -0.4% YoY. Source: county tax records.