7921-7923 Habersham Ln · Dallas, TX 75248

$565,000

6 bd · 5.0 ba · 3,712 sqft · MultiFamily · 14 Days on market

Built 1965 Good condition 0.25 ac lot Est $635k · 11% 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).

• Cash flow +12.9/30.0
• ARV discount +12.4/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This far North Dallas full duplex is an excellent investment or owner-occupant opportunity. Both sides have spacious 3-bedroom, 2-bath residences with fully fenced back yards, and attached 2 car garages. One half was recently updated and is move-in ready, showcasing LVP flooring, fresh paint, new cabinets and countertops, stainless steel appliances, and a functional open kitchen layout ideal for everyday living. All three bedrooms are located upstairs along with 2 full bathrooms (one private to the primary). The second half is tenant-occupied with a lease in place, offering immediate rental income. Whether you choose to live in one unit and lease the other at market rent or maintain both as

Key facts

• 0.25 acre lot
• 4 garage spots
• Built 1965

Tags

• FULLY FENCED BACK YARDS
• STAINLESS STEEL APPLIANCES
• FUNCTIONAL OPEN KITCHEN LAYOUT
• ZONED TO RICHARDSON ISD

Property features AI

Finance

• Financial info: Gross annual income approximately $55,000; Gross annual expenses approximately $12,500; Insurance expense approximately $4,800; Net operating income approximately $37,700; Capitalization rate about 6.67%
• HOA & community: No association

Exterior

• Parking: Enclosed parking; Alley access; Additional parking; 4 covered spaces (8 total parking spaces); Attached 4-car garage (approx. 20' x 20', 8' height)
• Utilities: City water; City sewer; Individual water meter; Individual gas meter; Natural gas available; Electricity connected; Overhead utilities; Curbs
• Home design: Duplex (residential income); One building with two units; Two-story
• Construction: Brick construction; Slab foundation; Composition and flat roof; Built in 1965
• Exterior features: Gutters; Back yard wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Vented exhaust fan; Electric water heater
• Bedrooms: 6 bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 4 full bathrooms; 2 half bathrooms (6 total bathrooms)
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Natural gas heating
• Interior features: Eat-in kitchen; Granite counters; Walk-in closets; Two levels; Den with fireplace

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $565k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative. Per door: $-23/mo.
• To cash-flow at today's rent, offer at most $558k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $488k (13.5% below list).
• Recommended offer: $488k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Creek El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 414 students, 23% FRL) — zoned schools average 23% FRL vs 54% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 42% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Richardson ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $4,885/mo this rent would consume 58% of the median local household income ($100k/yr) (locally 1325% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $488,500 (13.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $634,752
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7615 Dentcrest Dr	0.46mi	6/5.0	3,759 (+1%)	12mo	$649,000	$173	66
7603 Dentcrest Dr	0.49mi	6/4.0	3,904 (+5%)	4mo	$550,000	$141	61
14703 Birchridge Dr	0.54mi	5/4.0 (-1)	3,545 (-4%)	23mo	$599,000	$169	39
7603 Village Trail Dr	0.51mi	6/4.0	4,068 (+10%)	22mo	$695,000	$171	38

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-105,848
• Equity at exit: $84,243

10-year hold

• IRR: -18.4%
• Equity multiple: 0.11×
• Total profit: $-140,478
• Equity at exit: $48,851

Cash invested: $158,200 (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 75248

• Rents YoY: 0.6%
• Active inventory: 262
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $4,885 high
• Mortgage (P&I): −$2,963
• Tax est. 1.5%: −$706 /mo · $8,475/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $-45

Break-even live

Break-even rent $4,943

Max offer price $558,425

Occupancy floor 96%

Sensitivity live

Price	-10% $345	-5% $150	+0% $-45	+5% $-241	+10% $-436
Rent	-10% $-431	-5% $-238	+0% $-45	+5% $148	+10% $340
Rate	-1.0pp $239	-0.5pp $98	base $-45	+0.5pp $-192	+1.0pp $-341

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$4,884
Total (2 units)			$4,885

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Glen Cove Dr Richardson, TX	6.0	3.5	3100	$9,750	$3.15	44d	1	0.94mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $565,000 Pending 14 DOM
2. 2026-06-04
   days on market $565,000 Active Contingent 13 DOM
3. 2026-06-03
   days on market $565,000 Active Contingent 12 DOM
4. 2026-06-02
   days on market $565,000 Active Contingent 11 DOM
5. 2026-06-01
   days on market $565,000 Active Contingent 10 DOM
6. 2026-06-01
   status $565,000 Active Contingent 9 DOM
7. 2026-05-31
   days on market $565,000 Active Option Contract 9 DOM
8. 2026-05-22
   listed $565,000 Active

ⓘ 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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,620
• − Mortgage interest: −$31,649
• − Property taxes: −$8,475
• − Insurance: −$2,825
• − Repairs & maintenance: −$4,690
• − Management: −$4,690
• − Depreciation: −$16,436
• Taxable loss: −$10,144
• Est. tax savings @ 24.0%: +$2,435
• After-tax cash flow: $1,889/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in ready duplex is an excellent investment opportunity with updated interiors and a functional layout. The property is ready for immediate rental or can be further enhanced with landscaping and painting.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value
• Both painting — fresh paint improves aesthetics and value
• Both kitchen appliances — new appliances add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and rental value ↑
• Both painting — fresh paint improves aesthetics and value ↑
• Both kitchen appliances — new appliances add value and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 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): 38,459
• Household income: $100,414
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1325.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 16% Black 11% Two or more races 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% 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: ▼ -341.58%
• Current HPI: 324.8742
• Rent YoY: ▲ 0.61%
• 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

• 2026-05-22 Listed $565,000 NTREIS