2926 N Prairie Creek Rd · Dallas, TX 75227

$199,000

2 bd · 1.0 ba · 1,602 sqft · SingleFamily public records · 45 Days on market

Built 1962 7,797 sqft lot $124/sqft · 24% below area Est $263k · 24% under ↓ 33% 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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this beautifully remodeled 3-bedroom, 2-bath home offering 1,602 sq. ft. of stylish living space. The open-concept layout features new flooring throughout and a sleek, modern kitchen complete with a gas range and contemporary finishes. Spacious bedrooms provide generous closet space, ensuring comfort and functionality for the whole family. Nestled in a well-established neighborhood, this home offers an easy commute to downtown Dallas—perfect for those seeking both convenience and charm. With recent upgrades and attention to detail, this move-in-ready home is a true standout. Don’t miss your opportunity to make this gem yours!

Key facts

• 7,797 sq ft lot
• Parking
• Built 1962

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Exclusive right to sell listing agreement
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway; 1 covered parking space; 1 carport space; No garage spaces
• Security: No smart home features
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Property attached: Yes; Built in 1962
• Construction: Built in 1962
• Exterior features: Lot smaller than 0.5 acre; Subdivision: PRAIRIE CREEK RD 335.6FR SCYENE

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms; Primary bedroom on main level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (13.6% below list).
• Recommended offer: $170k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Annie Webb Blanton El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 663 students, 95% FRL); Piedmont Global Academy (math 21% / reading 20%, grade F, #1,407 of 1,662 statewide, top 86%, 784 students, 96% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/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 $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 45 days — a 3% lower offer ($193k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,691 (14.7% 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 45 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 9.6

CMA / ARV

• ARV (median comp): $262,724
• List price: $199,000
• Delta: -24.25%
• 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
2933 Curvilinear Ct	0.19mi	3/2.0 (+1)	1,467 (-8%)	4mo	$259,999	$177	65
9419 Briggs St	0.31mi	3/2.0 (+1)	1,488 (-7%)	1mo	$350,000	$235	64
3726 Cypress Ave	0.53mi	3/2.0 (+1)	1,568 (-2%)	1mo	$269,990	$172	62
8706 Reva St	0.62mi	3/2.0 (+1)	1,590 (-1%)	2mo	$187,500	$118	60
9229 Bentham Ct	0.59mi	3/2.0 (+1)	1,638 (+2%)	1mo	$240,000	$147	59
9239 Jennie Lee Ln	0.46mi	3/2.0 (+1)	1,564 (-2%)	9mo	$280,000	$179	58
3726 Saddleback Dr	0.71mi	3/2.0 (+1)	1,614 (+1%)	6mo	$265,000	$164	51
8558 Bearden St	0.58mi	3/2.0 (+1)	1,482 (-8%)	9mo	$285,000	$192	44
8610 Cedar Post Ct	0.64mi	3/2.0 (+1)	1,684 (+5%)	10mo	$275,000	$163	44
9431 Jill Ln	0.57mi	3/2.0 (+1)	1,415 (-12%)	2mo	$166,000	$117	43
8627 Cedar Post Ct	0.64mi	3/2.0 (+1)	1,398 (-13%)	4mo	$263,000	$188	36
9638 Briggs St	0.63mi	3/2.0 (+1)	1,367 (-15%)	3mo	$245,000	$179	34

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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-47,734
• Equity at exit: $29,672

10-year hold

• IRR: -39.3%
• Equity multiple: -0.33×
• Total profit: $-74,164
• Equity at exit: $17,206

Cash invested: $55,720 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$397 /mo · $4,769/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-166

Break-even live

Break-even rent $1,929

Max offer price $169,691

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-110	+0% $-166	+5% $-222	+10% $-279
Rent	-10% $-302	-5% $-234	+0% $-166	+5% $-98	+10% $-30
Rate	-1.0pp $-66	-0.5pp $-115	base $-166	+0.5pp $-217	+1.0pp $-270

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	45d	1	0.41mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	16d	1	0.58mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	26d	1	0.64mi
8609 Jennie Lee Ln Dallas, TX	3.0	2.0	1863	$2,300	$1.23	7d	1	0.68mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	8d	1	0.73mi
9415 Rutherglen Dr Dallas, TX	3.0	2.0	1334	$1,850	$1.39	9d	1	0.78mi
3509 Apple Valley Way Dallas, TX	3.0	2.5	1653	$2,300	$1.39	45d	1	0.78mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.79mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.80mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	26d	1	0.82mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	0.85mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	6d	1	0.85mi
9913 Chilmark Way Dallas, TX	3.0	2.5	1777	$2,255	$1.27	45d	1	0.85mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.85mi
4051 Renee Dr Dallas, TX	2.0	1.0	1056	$2,050	$1.94	45d	1	0.88mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	0.95mi
4116 O B Crowe Dr Dallas, TX	3.0	2.0	1516	$2,115	$1.40	45d	1	0.99mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	1.14mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	5d	1	1.16mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	1.18mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	1.18mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	1d	1	1.21mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	1.26mi
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	22d	1	1.29mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	1.30mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	1.30mi
2540 Prichard Ln Dallas, TX	3.0	2.0	1888	$2,475	$1.31	26d	1	1.33mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	1.35mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	1d	1	1.35mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	1.37mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	45d	1	1.38mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	1.43mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	19d	1	1.44mi
2722 Spiceberry Ln Mesquite, TX	3.0	2.0	1270	$2,085	$1.64	5d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 45 DOM
2. 2026-06-18
   days on market $199,000 Active 42 DOM
3. 2026-06-17
   days on market $199,000 Active 41 DOM
4. 2026-06-16
   days on market $199,000 Active 40 DOM
5. 2026-06-15
   days on market $199,000 Active 39 DOM
6. 2026-06-13
   days on market $199,000 Active 37 DOM
7. 2026-06-09
   days on market $199,000 Active 33 DOM
8. 2026-06-08
   days on market $199,000 Active 32 DOM
9. 2026-06-07
   days on market $199,000 Active 31 DOM
10. 2026-06-04
    days on market $199,000 Active 28 DOM
11. 2026-06-03
    days on market $199,000 Active 27 DOM
12. 2026-06-02
    days on market $199,000 Active 26 DOM
13. 2026-06-01
    days on market $199,000 Active 25 DOM
14. 2026-05-31
    days on market $199,000 Active 24 DOM
15. 2026-05-07
    listed $199,000 Active 657-char remark
16. 2026-04-30
    historical
17. 2026-02-04
    price $209,000
18. 2025-12-04
    price $219,500
19. 2025-10-30
    listed $230,000 Active
20. 2024-12-31
    historical
21. 2024-09-23
    price $258,000
22. 2024-05-20
    price $268,000
23. 2024-04-04
    listed $298,000 Active

ⓘ 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: $4,769 · $397/mo
• Projected year-2 tax: $4,769 · $397/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,628
• − Mortgage interest: −$11,147
• − Property taxes: −$4,769
• − Insurance: −$995
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,789
• Taxable loss: −$5,373
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $-701/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-33.2% since first listed

9 events — show timeline

• 2026-05-07 Listed $199,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-02-04 Price Changed $209,000 NTREIS
• 2025-12-04 Price Changed $219,500 NTREIS
• 2025-10-30 Listed $230,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-09-23 Price Changed $258,000 NTREIS
• 2024-05-20 Price Changed $268,000 NTREIS
• 2024-04-04 Listed $298,000 NTREIS

Property tax history

+6.1%/yr

Latest (2025): $4,769 · -13.9% YoY. Source: county tax records.