Spring Cress Plan · DeSoto, TX 75115

$550,990

4 bd · 3.5 ba · 3,518 sqft · SingleFamily · 38 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +1.9/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Classic Series Spring Cress floor plan is a two-story home with four bedrooms, three and a half bathrooms, a dining room, a media room, and a study. Lots of flexibility with this floor plan that gives you the option for bedroom 5 with a full bath at the dining room and an optional bedroom 6 with a full bath at the media room. More options include an option media room on the second floor and an optional mini garage in lieu of the dining room. Contact us or visit our model home for more information about this and other available plans.

Key facts

• 2 garage spots
• Listed 37 days

🏗️ New construction. The $550,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $581,173.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $551k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $393k (28.8% below list).
• Recommended offer: $393k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in DeSoto — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents soft (-2.6%/yr); 649 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,925/mo this rent would consume 57% of the median local household income ($83k/yr) (locally 28% 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 $4k of loan paydown is wiped out by about $17k 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 38 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $392,519 (28.8% 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 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $581,173
• List price: $550,990
• Delta: -5.19%
• 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
1017 Vista Ln	0.08mi	4/3.5	3,278 (-7%)	2mo	$510,000	$156	83
2037 Picnic Crk	0.18mi	4/4.0	3,479 (-1%)	12mo	$598,900	$172	78
2032 Picnic Crk	0.21mi	5/4.0 (+1)	3,558 (+1%)	6mo	$565,367	$159	76
2034 Cascades Ct	0.46mi	4/3.5	3,527 (+0%)	8mo	$528,000	$150	72
2009 Holland Dr	0.28mi	5/4.0 (+1)	3,558 (+1%)	11mo	$573,000	$161	69
2005 Flora Ln	0.33mi	4/3.0	3,282 (-7%)	3mo	$534,900	$163	69
1526 Marshall Dr	0.21mi	4/3.5	3,923 (+12%)	4mo	$399,000	$102	68
833 Yosemite Dr	0.53mi	5/4.0 (+1)	3,557 (+1%)	8mo	$549,173	$154	60
816 Yosemite Dr	0.57mi	5/3.5 (+1)	3,261 (-7%)	4mo	$499,000	$153	52
932 Waddle Ln	0.25mi	5/4.5 (+1)	4,035 (+15%)	5mo	$699,000	$173	51
925 Ford Dr	0.26mi	5/4.5 (+1)	4,035 (+15%)	11mo	$707,922	$175	45
1854 Masters Dr	0.65mi	4/3.0	3,000 (-15%)	2mo	$539,000	$180	42

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: -31.3%
• Equity multiple: -0.01×
• Total profit: $-163,925
• Equity at exit: $86,655

10-year hold

• IRR: -55.5%
• Equity multiple: -0.61×
• Total profit: $-262,036
• Equity at exit: $50,249

Cash invested: $162,729 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 6 under contract
• Months of supply: 37.8 mo (3%/mo absorbed)
• Median asking: $564,990 ($165/sqft)
• Median days on market: 38 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +0.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75115

• Rents YoY: -2.6%
• Active inventory: 649
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,925 medium
• Mortgage (P&I): −$3,048
• Tax est. 1.5%: −$726 /mo · $8,718/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $-915

Break-even live

Break-even rent $5,084

Max offer price $448,705

Occupancy floor —

Sensitivity live

Price	-10% $-514	-5% $-715	+0% $-915	+5% $-1,116	+10% $-1,317
Rent	-10% $-1,226	-5% $-1,071	+0% $-915	+5% $-760	+10% $-605
Rate	-1.0pp $-623	-0.5pp $-768	base $-915	+0.5pp $-1,066	+1.0pp $-1,219

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: $145,293
• Closing costs: $17,435
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Saint George Pl Desoto, TX	4.0	2.5	2600	$3,500	$1.35	56d	1	1.02mi
1444 Pinnacle Peak Dr DeSoto, TX	3.0	2.0	3336	$1,975	$0.59	55d	1	1.35mi
1424 Cobblestone Dr Desoto, TX	5.0	3.0	2667	$8,950	$3.36	117d	1	1.39mi

Listing history 50 events

1. 2026-09-24
   days on market $550,990 Active 38 DOM
2. 2026-09-23
   days on market $550,990 Active 37 DOM
3. 2026-09-22
   days on market $550,990 Active 36 DOM
4. 2026-09-21
   days on market $550,990 Active 35 DOM
5. 2026-09-20
   days on market $550,990 Active 34 DOM
6. 2026-09-19
   days on market $550,990 Active 33 DOM
7. 2026-09-18
   days on market $550,990 Active 32 DOM
8. 2026-09-17
   days on market $550,990 Active 31 DOM
9. 2026-09-16
   days on market $550,990 Active 30 DOM
10. 2026-09-15
    days on market $550,990 Active 29 DOM
11. 2026-09-14
    days on market $550,990 Active 28 DOM
12. 2026-09-13
    days on market $550,990 Active 27 DOM
13. 2026-09-12
    days on market $550,990 Active 26 DOM
14. 2026-09-11
    days on market $550,990 Active 25 DOM
15. 2026-09-05
    days on market $550,990 Active 19 DOM
16. 2026-09-04
    days on market $550,990 Active 18 DOM
17. 2026-09-02
    days on market $550,990 Active 16 DOM
18. 2026-08-31
    days on market $550,990 Active 14 DOM
19. 2026-08-30
    days on market $550,990 Active 13 DOM
20. 2026-08-29
    days on market $550,990 Active 12 DOM
21. 2026-08-28
    pricedays on market $550,990 Active 11 DOM
22. 2026-08-27
    days on market $540,990 Active 10 DOM
23. 2026-08-25
    days on market $540,990 Active 8 DOM
24. 2026-08-24
    days on market $540,990 Active 7 DOM
25. 2026-08-23
    days on market $540,990 Active 6 DOM
26. 2026-08-22
    days on market $540,990 Active 5 DOM
27. 2026-08-21
    days on market $540,990 Active 4 DOM
28. 2026-08-20
    days on market $540,990 Active 3 DOM
29. 2026-08-19
    days on market $540,990 Active 2 DOM
30. 2026-08-17
    remarks 543-char remark

    Show marketing remark (543 chars)

    The Classic Series Spring Cress floor plan is a two-story home with four bedrooms, three and a half bathrooms, a dining room, a media room, and a study. Lots of flexibility with this floor plan that gives you the option for bedroom 5 with a full bath at the dining room and an optional bedroom 6 with a full bath at the media room. More options include an option media room on the second floor and an optional mini garage in lieu of the dining room. Contact us or visit our model home for more information about this and other available plans.

31. 2026-08-17
    pricedays on marketlisting id $540,990 Active 1 DOM

    Show marketing remark (543 chars)

    The Classic Series Spring Cress floor plan is a two-story home with four bedrooms, three and a half bathrooms, a dining room, a media room, and a study. Lots of flexibility with this floor plan that gives you the option for bedroom 5 with a full bath at the dining room and an optional bedroom 6 with a full bath at the media room. More options include an option media room on the second floor and an optional mini garage in lieu of the dining room. Contact us or visit our model home for more information about this and other available plans.

32. 2026-08-16
    days on market $520,990 Active 829 DOM
33. 2026-08-15
    days on market $520,990 Active 828 DOM
34. 2026-08-14
    days on market $520,990 Active 827 DOM
35. 2026-08-13
    days on market $520,990 Active 826 DOM
36. 2026-08-12
    days on market $520,990 Active 825 DOM
37. 2026-08-11
    days on market $520,990 Active 824 DOM
38. 2026-08-10
    days on market $520,990 Active 823 DOM
39. 2026-08-09
    days on market $520,990 Active 822 DOM
40. 2026-08-08
    days on market $520,990 Active 821 DOM
41. 2026-08-06
    days on market $520,990 Active 819 DOM
42. 2026-08-05
    days on market $520,990 Active 818 DOM
43. 2026-08-04
    days on market $520,990 Active 817 DOM
44. 2026-08-03
    days on market $520,990 Active 816 DOM
45. 2026-07-31
    days on market $520,990 Active 813 DOM
46. 2026-07-30
    days on market $520,990 Active 811 DOM
47. 2026-07-28
    days on market $520,990 Active 810 DOM
48. 2026-07-26
    days on market $520,990 Active 808 DOM
49. 2026-07-24
    days on market $520,990 Active 806 DOM
50. 2026-07-23
    days on market $520,990 Active 805 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $47,102
• − Mortgage interest: −$32,555
• − Property taxes: −$8,718
• − Insurance: −$2,906
• − Repairs & maintenance: −$3,768
• − Management: −$3,768
• − Depreciation: −$16,907
• Taxable loss: −$21,519
• Est. tax savings @ 24.0%: +$5,165
• After-tax cash flow: $-5,821/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This two-story home in Spring Cress is in excellent condition with a neutral color palette and modern finishes. It offers a spacious floor plan with four bedrooms and three and a half bathrooms. The home is move-in ready and would benefit from a fresh coat of exterior paint and some interior updates to further enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home automation — Enhances convenience and energy efficiency ↑

F Composite school gradezoned avg 26/100

Zoned Schools

High Duncanville H S F TX #1,234/1,632 Nat'l #12,251/17,239

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

C Composite livability gradescore 66/100

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,979,839 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 28% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 1%

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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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+0.0% since first listed

5 events — show timeline

• 2026-08-17 Listed $540,990 Zillow
• 2026-08-17 Listed $520,990 Zillow
• 2024-05-10 Listed $520,990 Zillow
• 2024-05-10 Listed $540,990 Zillow
• 2024-04-11 Listed $540,990 Zillow