99 W Mountain Creek Dr · Grand Prairie, TX 75052

$195,000

3 bd · 3.0 ba · 1,540 sqft · Townhouse · 53 Days on market

Built 1971 Average condition 1,873 sqft lot $127/sqft · at area comps Est $188k · at est. $220/mo HOA · 11% of rent ↓ 5% since listing

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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 +15.5/30.0
• ARV discount +5.8/15.0
• 1% rule +5.7/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained community townhome offering 3 bedrooms and 3 full bathrooms with new kitchen appliances. Each bedroom has its own private bath, providing comfort and privacy for everyone. This desirable corner unit includes a 2-car carport, full size laundry room, plus an additional parking area conveniently located just steps from your door. The first floor features a cozy living room, dining area, kitchen, and a bedroom with a full bathroom. Upstairs you’ll find 2 more bedrooms, each with its own full bathroom. The community HOA pays your water, sewer, and trash.

Key facts

• $220 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Directions: See GPS; paved parking lot behind carport, walk around side of the building to the front door
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory association with monthly fee; HOA covers front yard maintenance, sewer, water, structure maintenance, and full use of facilities; HOA management: Grand Prairie Mountain Creek HOA, INC

Exterior

• Parking: Covered detached carport; 2 covered/carport spaces; Additional lighted parking lot
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Townhouse (attached); Two-story; Built in 1971; Preowned
• Construction: Brick construction
• Exterior features: In-ground pool; Less than 0.5 acre lot; Paved parking lot behind carport; walk around side of building to the front door; Community pool

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $195k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $80 ($955/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.7% in Grand Prairie — 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 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ervin C Whitt El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 511 students, 76% FRL).
• Market conditions: Rents flat; 290 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 53 days — a 3% lower offer ($189k) 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 7.8

CMA / ARV

• ARV (median comp): $187,919
• List price: $195,000
• Delta: 3.77%
• 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
125 W Mountain Creek Dr #16	0.02mi	3/3.0	1,540 (0%)	4mo	$199,900	$130	96
32 W Creek Ln #2	0.08mi	3/3.0	1,540 (0%)	7mo	$219,900	$143	90
99 W Mountain Creek Dr #14	0.00mi	3/3.0	1,540 (0%)	21mo	$175,000	$114	83
20 W Townhouse Ln #34	0.13mi	3/2.5	1,562 (+1%)	9mo	$193,000	$124	82
18 E Mountain Ln	0.28mi	3/2.5	1,568 (+2%)	2mo	$199,000	$127	80
10 E Mountain Creek Dr #25	0.16mi	3/2.0	1,424 (-8%)	1mo	$210,000	$147	75
17 W Mountain Ln #38	0.16mi	3/2.5	1,452 (-6%)	9mo	$215,000	$148	74
82 E Mountain Creek Ct #1	0.30mi	3/3.0	1,584 (+3%)	10mo	$135,000	$85	73
76 E Mountain Creek Dr	0.23mi	2/2.5 (-1)	1,600 (+4%)	6mo	$210,000	$131	71
34 E Mountain Ln	0.27mi	3/3.0	1,656 (+8%)	22mo	$200,000	$121	57
46 E Mountain Creek Ct #6	0.34mi	2/2.5 (-1)	1,440 (-6%)	13mo	$205,000	$142	56
17 E Mountain Creek Ct #9	0.28mi	3/2.0	1,388 (-10%)	14mo	$189,900	$137	55

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-32,316
• Equity at exit: $29,075

10-year hold

• IRR: -17.3%
• Equity multiple: 0.19×
• Total profit: $-43,976
• Equity at exit: $16,860

Cash invested: $54,600 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 290
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$220
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $80

Break-even live

Break-even rent $1,984

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $214	-5% $147	+0% $80	+5% $12	+10% $-55
Rent	-10% $-85	-5% $-3	+0% $80	+5% $162	+10% $244
Rate	-1.0pp $178	-0.5pp $129	base $80	+0.5pp $29	+1.0pp $-22

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 W Townhouse Ln #18 Grand Prairie, TX	3.0	2.5	1452	$1,900	$1.31	45d	1	0.05mi
36 W Creek Ln Grand Prairie, TX	2.0	1.5	1136	$1,500	$1.32	26d	1	0.10mi
42 W Mountain Creek Dr Unit 3 Grand Prairie, TX	3.0	3.0	1584	$3,400	$2.15	0d	1	0.13mi
26 E Mountain Creek Dr Grand Prairie, TX	2.0	2.5	1330	$1,600	$1.20	45d	1	0.22mi
66 E Mountain Creek Dr Grand Prairie, TX	3.0	2.0	1280	$1,850	$1.45	3d	1	0.24mi
26 E Townhouse Ln #31 Grand Prairie, TX	2.0	2.0	1072	$1,790	$1.67	5d	1	0.32mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	45d	9	0.36mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	6d	10	0.36mi
409 S Holiday Dr Grand Prairie, TX	3.0	2.0	1264	$2,000	$1.58	45d	1	0.67mi
2604 Nina Cir Grand Prairie, TX	3.0	2.0	1125	$1,850	$1.64	45d	1	0.75mi
414 E Grenoble Dr Grand Prairie, TX	3.0	2.0	1652	$2,325	$1.41	0d	1	0.75mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	9d	1	0.78mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	45d	1	0.79mi
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	26d	1	0.80mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	22d	1	0.81mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	14d	1	0.81mi
2641 Santa Barbara Dr Grand Prairie, TX	3.0	1.5	1203	$1,525	$1.27	45d	1	0.84mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	45d	1	0.86mi
3045 Navarro Ln Grand Prairie, TX	3.0	2.0	1202	$1,800	$1.50	20d	1	0.86mi
3048 Navarro Ln Grand Prairie, TX	2.0	2.0	1088	$1,750	$1.61	5d	1	0.88mi
3042 Navarro Ln Grand Prairie, TX	2.0	2.0	1121	$1,595	$1.42	45d	1	0.90mi
338 Beatty Dr Grand Prairie, TX	3.0	2.0	1298	$1,895	$1.46	26d	1	0.91mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	26d	1	1.10mi
1338 Winding Hollow Dr Grand Prairie, TX	3.0	2.0	1952	$2,850	$1.46	45d	1	1.15mi
418 David Dr Grand Prairie, TX	3.0	2.0	1437	$2,029	$1.41	18d	1	1.16mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	45d	1	1.19mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	22d	1	1.21mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	13d	1	1.21mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	4d	1	1.21mi
2133 Sheriff Dr Grand Prairie, TX	3.0	2.0	1829	$2,241	$1.23	9d	1	1.33mi
614 Brian Dr Grand Prairie, TX	3.0	2.0	1469	$2,130	$1.45	0d	1	1.33mi
3930 Westcliff Rd Unit 1228618P Grand Prairie, TX	1.0–2.0	1.0–2.0	6861	$5,024	$0.73	3d	2	1.34mi
3951 Dechman Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	1130	$2,514	$2.22	45d	11	1.38mi
3950 Dechman Dr Grand Prairie, TX	1.0–2.0	1.0–2.0	885	$2,247	$2.54	0d	22	1.39mi
232 Michelle Dr Grand Prairie, TX	2.0	2.0	1286	$2,000	$1.56	45d	1	1.43mi
3401 Glenda Dr Grand Prairie, TX	3.0	2.0	1554	$2,206	$1.42	45d	1	1.43mi
1150 Interstate 20 Grand Prairie, TX	1.0–2.0	1.0–2.0	961	$2,269	$2.36	9d	12	1.45mi
2237 Diamond Dr Grand Prairie, TX	4.0	2.5	1655	$2,999	$1.81	0d	1	1.49mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: watersewertrash

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 53 DOM
2. 2026-06-18
   days on market $195,000 Active 50 DOM
3. 2026-06-17
   days on market $195,000 Active 49 DOM
4. 2026-06-16
   days on market $195,000 Active 48 DOM
5. 2026-06-15
   price $195,000 Active 47 DOM
6. 2026-06-15
   days on market $200,000 Active 47 DOM
7. 2026-06-13
   days on market $200,000 Active 45 DOM
8. 2026-06-13
   days on market $200,000 Active 44 DOM
9. 2026-06-09
   days on market $200,000 Active 41 DOM
10. 2026-06-08
    days on market $200,000 Active 40 DOM
11. 2026-06-07
    days on market $200,000 Active 39 DOM
12. 2026-06-04
    days on market $200,000 Active 36 DOM
13. 2026-06-03
    days on market $200,000 Active 35 DOM
14. 2026-06-02
    days on market $200,000 Active 34 DOM
15. 2026-06-01
    days on market $200,000 Active 33 DOM
16. 2026-05-31
    days on market $200,000 Active 32 DOM
17. 2026-05-16
    price $200,000 585-char remark
18. 2026-04-14
    listed $205,000 Active 585-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,020
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$2,640
• − Depreciation: −$5,673
• Taxable loss: −$2,119
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,463/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

Average 55/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and appeal to buyers. Key updates include new kitchen cabinets, paint, and carpet, as well as landscaping improvements.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Minor Bathroom fixtures — Some mineral buildup in showers.
• Minor Exterior paint — Some discoloration on brick.
• Minor Living room carpet — Worn appearance.
• Minor Paint touch-ups — Faded paint in some areas.

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers.
• Resale Paint and touch-up interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace worn carpet in living areas — Fresh carpet improves comfort and appearance.
• Resale Replace worn bathroom fixtures — Modern fixtures will appeal to potential buyers.
• Resale Paint exterior brick — Fresh paint enhances curb appeal and exterior appearance.
• Both Landscaping improvements — Improved landscaping will enhance curb appeal and attract more tenants.
• Rental HVAC maintenance — Fresh HVAC will improve tenant satisfaction and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Some mineral buildup in showers.	Minor	$500–3,000
Exterior paint · Some discoloration on brick.	Minor	$500–3,000
Living room carpet · Worn appearance.	Minor	$500–3,000
Paint touch-ups · Faded paint in some areas.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers. ↑
• Resale Paint and touch-up interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace worn carpet in living areas — Fresh carpet improves comfort and appearance. ↑
• Resale Replace worn bathroom fixtures — Modern fixtures will appeal to potential buyers. ↑
• Resale Paint exterior brick — Fresh paint enhances curb appeal and exterior appearance. ↑
• Both Landscaping improvements — Improved landscaping will enhance curb appeal and attract more tenants. ↑
• Rental HVAC maintenance — Fresh HVAC will improve tenant satisfaction and reduce maintenance costs. ↑

ⓘ 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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

-4.9% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $195,000 NTREIS
• 2026-05-16 Price Changed $200,000 NTREIS
• 2026-04-14 Listed $205,000 NTREIS