Is Spring Cress Plan in DeSoto, TX a good investment?

CashFlowRE grades it F with a 4.4% cap rate and $-920/mo modeled cash flow at a $520,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Spring Cress Plan?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,925/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 29.47

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 +6.7/30.0
Condition / age +4.8/5.0
Livability +3.3/5.0
Schools +2.6/10.0
Rent growth +1.9/5.0
1% rule +1.7/10.0
DSCR +1.0/10.0
Appreciation +0.0/10.0

$520,990

Spring Cress Plan · DeSoto, TX 75115

4 bd · 3.5 ba · 3,518 sqft · SingleFamily · 821 Days on market

Excellent condition ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

Optional mini garage
Two story home
Media room

What this means for you Summary

Snapshot

This is a 4-bed/3.5-bath single-family listed at $521k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-920 ($-11k/yr) — negative.
To cash-flow at today's rent, offer at most $449k (13.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $393k (24.7% below list).
Recommended offer: $393k (24.7% below list) — sets the bar for 1% rule.
Cap rate 4.4% vs local median 3.3% in DeSoto — 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 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); 563 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 821 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
3 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 (24.7% below list)

Questions for the listing agent

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?
It's been on market 821 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.67% ✗
Cap rate: 4.40%
Cash-on-cash: -6.78%
DSCR: 0.70
GRM: 12.4

CMA / ARV

ARV (median comp): $581,834
List price: $520,990
Delta: -10.46%
Verdict: UNDERPRICED
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%)	1mo	$510,000	$156	84
2037 Picnic Crk	0.18mi	4/4.0	3,479 (-1%)	10mo	$598,900	$172	79
2032 Picnic Crk	0.21mi	5/4.0 (+1)	3,558 (+1%)	4mo	$565,367	$159	78
2034 Cascades Ct	0.46mi	4/3.5	3,527 (+0%)	6mo	$528,000	$150	73
2009 Holland Dr	0.28mi	5/4.0 (+1)	3,558 (+1%)	9mo	$573,000	$161	70
2005 Flora Ln	0.33mi	4/3.0	3,282 (-7%)	1mo	$534,900	$163	70
1526 Marshall Dr	0.21mi	4/3.5	3,923 (+12%)	2mo	$399,000	$102	69
833 Yosemite Dr	0.53mi	5/4.0 (+1)	3,557 (+1%)	7mo	$549,173	$154	61
816 Yosemite Dr	0.57mi	5/3.5 (+1)	3,261 (-7%)	3mo	$499,000	$153	54
932 Waddle Ln	0.25mi	5/4.5 (+1)	4,035 (+15%)	3mo	$699,000	$173	52
925 Ford Dr	0.26mi	5/4.5 (+1)	4,035 (+15%)	10mo	$707,922	$175	46
1854 Masters Dr	0.65mi	4/3.0	3,000 (-15%)	1mo	$539,000	$180	43

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: -31.4%
Equity multiple: -0.01×
Total profit: $-164,323
Equity at exit: $86,753

10-year hold

IRR: -55.7%
Equity multiple: -0.61×
Total profit: $-262,756
Equity at exit: $50,306

Cash invested: $162,913 (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: 58 active · 5 under contract
Months of supply: 34.8 mo (3%/mo absorbed)
Median asking: $536,490 ($162/sqft)
Median days on market: 821 d
This list price: 33% of active listings are priced below it
ARV vs active asking: +1.9% 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: 563
Price-to-rent: 11.1×

Monthly cashflow live

Estimated rent: $3,925 medium interval (Pro) →
Mortgage (P&I): −$3,051
Tax est. 1.5%: −$727 /mo · $8,728/yr
Insurance: −$242
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$824
Net cashflow: $-920

Break-even live

Break-even rent $5,090

Max offer price $448,705

Occupancy floor —

Sensitivity live

Price	-10% $-518	-5% $-719	+0% $-920	+5% $-1,121	+10% $-1,322
Rent	-10% $-1,230	-5% $-1,075	+0% $-920	+5% $-765	+10% $-610
Rate	-1.0pp $-627	-0.5pp $-772	base $-920	+0.5pp $-1,071	+1.0pp $-1,224

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: $145,458
Closing costs: $17,455
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	9d	1	1.02mi
1444 Pinnacle Peak Dr DeSoto, TX	3.0	2.0	3336	$1,975	$0.59	8d	1	1.35mi
1424 Cobblestone Dr Desoto, TX	5.0	3.0	2667	$8,950	$3.36	71d	1	1.39mi

Listing history 50 events

2026-08-08

days on market $520,990 Active 821 DOM
2026-08-06

days on market $520,990 Active 819 DOM
2026-08-05

days on market $520,990 Active 818 DOM
2026-08-04

days on market $520,990 Active 817 DOM
2026-08-03

days on market $520,990 Active 816 DOM
2026-07-31

days on market $520,990 Active 813 DOM
2026-07-30

days on market $520,990 Active 811 DOM
2026-07-28

days on market $520,990 Active 810 DOM
2026-07-26

days on market $520,990 Active 808 DOM
2026-07-24

days on market $520,990 Active 806 DOM
2026-07-23

days on market $520,990 Active 805 DOM
2026-07-22

days on market $520,990 Active 804 DOM
2026-07-21

days on market $520,990 Active 803 DOM
2026-07-20

days on market $520,990 Active 802 DOM
2026-07-18

days on market $520,990 Active 800 DOM
2026-07-18

days on market $520,990 Active 799 DOM
2026-07-16

days on market $520,990 Active 798 DOM
2026-07-15

days on market $520,990 Active 797 DOM
2026-07-14

days on market $520,990 Active 796 DOM
2026-07-13

days on market $520,990 Active 795 DOM
2026-07-13

days on market $520,990 Active 794 DOM
2026-07-11

days on market $520,990 Active 793 DOM
2026-07-10

days on market $520,990 Active 792 DOM
2026-07-09

days on market $520,990 Active 791 DOM
2026-07-07

days on market $520,990 Active 789 DOM
2026-07-06

days on market $520,990 Active 788 DOM
2026-07-06

days on market $520,990 Active 787 DOM
2026-07-05

days on market $520,990 Active 786 DOM
2026-07-03

days on market $520,990 Active 785 DOM
2026-07-02

days on market $520,990 Active 784 DOM
2026-07-01

days on market $520,990 Active 783 DOM
2026-06-30

days on market $520,990 Active 782 DOM
2026-06-29

days on market $520,990 Active 781 DOM
2026-06-28

days on market $520,990 Active 780 DOM
2026-06-27

days on market $520,990 Active 779 DOM
2026-06-26

days on market $520,990 Active 778 DOM
2026-06-24

days on market $520,990 Active 776 DOM
2026-06-22

days on market $520,990 Active 774 DOM
2026-06-21

days on market $520,990 Active 773 DOM
2026-06-18

days on market $520,990 Active 770 DOM
2026-06-17

days on market $520,990 Active 769 DOM
2026-06-16

days on market $520,990 Active 768 DOM
2026-06-15

days on market $520,990 Active 767 DOM
2026-06-13

days on market $520,990 Active 765 DOM
2026-06-13

days on market $520,990 Active 764 DOM
2026-06-09

days on market $520,990 Active 761 DOM
2026-06-08

days on market $520,990 Active 760 DOM
2026-06-07

days on market $520,990 Active 759 DOM
2026-06-04

days on market $520,990 Active 756 DOM
2026-06-03

days on market $520,990 Active 755 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 1/10 Low
🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $47,102
− Mortgage interest: −$32,592
− Property taxes: −$8,728
− Insurance: −$2,909
− Repairs & maintenance: −$3,768
− Management: −$3,768
− Depreciation: −$16,926
Taxable loss: −$21,589

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$5,181
After-tax cash flow: $-5,859/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

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 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%

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

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
Energy	16	$1,198B
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-3.7% since first listed

3 events — show timeline

2024-05-10 Listed $520,990 Zillow
2024-05-10 Listed $540,990 Zillow
2024-04-11 Listed $540,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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