6759 La Grange Dr · Dallas, TX 75241

$144,000

2 bd · 1.5 ba · 948 sqft · SingleFamily public records · 1 Days on market

Built 1963 9,801 sqft lot Est $200k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious corner lot in Dallas, this brick and siding home features 3 bedrooms, and an attached 1-car garage. Inside, you'll find a functional mix of hardwood, porcelain tile, and concrete flooring. The kitchen is equipped with a standard Formica countertop and recently updated appliances, including a black refrigerator and stove from 2 years back. Wall units provide seasonal heating and cooling. Brimming with potential, this property is the perfect canvas for your personalization and creative design touches!

Key facts

• Hardwood flooring
• Formica countertop
• Updated appliances

Tags

• CORNER LOT
• HARDWOOD FLOORING
• PORCELAIN TILE
• CONCRETE FLOORING
• FORMICA COUNTERTOP
• UPDATED APPLIANCES

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Assigned covered parking space; Attached garage with 1 garage space
• Utilities: City water; City sewer; Septic
• Home design: Single family residence; One level
• Construction: Built in 1963
• Exterior features: Lot less than 0.5 acre (~0.225 acres)

Interior

• Kitchen: Kitchen on level 1 (14 x 15); Appliances: Other
• Bedrooms: Primary bedroom on level 1 (12 x 12); Bedroom on level 1 (10 x 10); Bedroom on level 1 (10 x 10)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom (8 x 9) on level 1
• Interior features: 6 total rooms; 1 living area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (0.3% below list).
• Recommended offer: $139k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: schools C-, 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.
• Market conditions: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $996 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $138,831 (3.6% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $200,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3849 Stagecoach Trl	0.19mi	3/1.0 (+1)	972 (+2%)	13mo	$225,000	$231	69
6516 Baraboo Dr	0.33mi	3/1.5 (+1)	938 (-1%)	12mo	$209,000	$223	68
3620 Pacesetter Dr	0.62mi	3/1.5 (+1)	942 (-1%)	5mo	$140,000	$149	61
6624 Sebring Dr	0.17mi	3/1.5 (+1)	1,083 (+14%)	4mo	$215,000	$199	60
6466 Baraboo Dr	0.36mi	3/1.5 (+1)	938 (-1%)	21mo	$235,000	$251	59
3760 Stagecoach Trl	0.25mi	3/1.5 (+1)	1,026 (+8%)	13mo	$180,000	$175	59
3554 Tioga St	0.40mi	3/1.0 (+1)	903 (-5%)	10mo	$195,000	$216	58
6435 Baraboo Dr	0.43mi	3/1.0 (+1)	963 (+2%)	18mo	$247,000	$256	56
6534 Tioga Cir	0.43mi	2/1.0	903 (-5%)	19mo	$190,500	$211	54
4227 Wiley College Dr	0.72mi	3/1.5 (+1)	1,008 (+6%)	19mo	$209,900	$208	35
6470 Palm Island St	0.40mi	3/2.0 (+1)	1,073 (+13%)	21mo	$175,000	$163	35
3975 Avocado Dr	0.48mi	3/1.5 (+1)	1,083 (+14%)	21mo	$195,000	$180	32

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-29,279
• Equity at exit: $21,471

10-year hold

• IRR: -27.2%
• Equity multiple: -0.08×
• Total profit: $-43,645
• Equity at exit: $12,450

Cash invested: $40,320 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$755
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-29

Break-even live

Break-even rent $1,473

Max offer price $138,831

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $11	+0% $-29	+5% $-70	+10% $-111
Rent	-10% $-143	-5% $-86	+0% $-29	+5% $27	+10% $84
Rate	-1.0pp $43	-0.5pp $7	base $-29	+0.5pp $-67	+1.0pp $-105

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4343 Riverside Dr Dallas, TX	1.0	1.0	630	$966	$1.53	44d	1	0.20mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	18d	1	0.53mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$1,788	$1.90	2d	9	0.89mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,384	$1.35	0d	31	1.18mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$880	$0.97	0d	8	1.19mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$963	$1.17	8d	7	1.30mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,508	$1.45	4d	7	1.30mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	25d	1	1.37mi

Listing history 2 events

1. 2026-06-17
   remarks 527-char remark
2. 2026-06-17
   listed $144,000 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/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 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,226
• − Mortgage interest: −$8,066
• − Property taxes: −$4,178
• − Insurance: −$720
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,189
• Taxable loss: −$2,683
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $293/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

• 2026-06-17 Listed $144,000 NTREIS

Property tax history

+10.0%/yr

Latest (2025): $4,178 · -0.4% YoY. Source: county tax records.