3336 Pacesetter Dr · Dallas, TX 75241

$219,500

4 bd · 1.5 ba · 1,499 sqft · SingleFamily public records · 200 Days on market

Built 1971 7,116 sqft lot $146/sqft · 7% below area Est $236k · 7% under ↓ 2% 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 +13.3/30.0
• ARV discount +10.7/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 4 bedrooms 2 living areas 1.5 baths will accommodate a growing family. Large fenced backyard provides lots of space for kids to play or family outside entertainment. Established neighborhood is convenient to freeway and rapid transit.

Key facts

• Fenced backyard
• 7,116 sq ft lot
• Garage

Tags

• FENCED BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT TO FREEWAY
• CONVENIENT TO RAPID TRANSIT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (6.1% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 218 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,061/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1076% 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 $2k of loan paydown is wiped out by about $7k 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 200 days — a 12% lower offer ($193k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,160 (12.0% 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 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.94% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $236,096
• List price: $219,500
• Delta: -7.03%
• 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
3606 Judge Dupree Dr	0.40mi	4/1.5	1,523 (+2%)	3mo	$179,000	$118	76
3439 Charolais Dr	0.48mi	3/2.0 (-1)	1,480 (-1%)	2mo	$245,000	$166	67
6415 Cinnamon Oaks Dr	0.21mi	4/2.0	1,296 (-14%)	0mo	$220,000	$170	66
2962 Kavasar Dr	0.38mi	3/2.0 (-1)	1,558 (+4%)	5mo	$239,000	$153	65
3415 Santa Gertrudis Dr	0.52mi	3/2.0 (-1)	1,472 (-2%)	3mo	$270,000	$183	64
3617 Tioga St	0.52mi	4/2.0	1,600 (+7%)	3mo	$275,000	$172	60
6675 Cool Morn Dr	0.62mi	3/2.0 (-1)	1,526 (+2%)	4mo	$255,000	$167	58
3817 Pinebrook Dr	0.57mi	4/2.0	1,380 (-8%)	2mo	$237,400	$172	57
3924 Waterhouse Dr	0.73mi	3/2.0 (-1)	1,473 (-2%)	5mo	$258,000	$175	52
2447 Naoma St	0.71mi	3/2.0 (-1)	1,448 (-3%)	4mo	$350,000	$242	51
2914 Midway Plaza Blvd	0.68mi	3/1.5 (-1)	1,347 (-10%)	2mo	$200,000	$148	45
3771 Stagecoach Trl	0.71mi	4/2.0	1,336 (-11%)	2mo	$215,000	$161	45

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-41,536
• Equity at exit: $32,728

10-year hold

• IRR: -22.0%
• Equity multiple: 0.04×
• Total profit: $-59,140
• Equity at exit: $18,978

Cash invested: $61,460 (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: 218
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$386 /mo · $4,632/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-0

Break-even live

Break-even rent $2,061

Max offer price $219,424

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $62	+0% $0	+5% $-63	+10% $-125
Rent	-10% $-163	-5% $-82	+0% $0	+5% $81	+10% $162
Rate	-1.0pp $110	-0.5pp $55	base $0	+0.5pp $-57	+1.0pp $-115

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	45d	1	0.09mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	5d	1	0.21mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	3d	1	0.23mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	19d	1	0.26mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	5d	1	0.27mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	45d	1	0.38mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	1d	1	0.44mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	5d	1	0.44mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	0.46mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	1d	31	0.55mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	3d	9	0.56mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	45d	1	0.56mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	9d	1	0.61mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	3d	1	0.65mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	45d	1	0.74mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,314	$1.44	0d	8	0.78mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	5d	7	0.78mi
2918 Morgan Dr Dallas, TX	4.0	2.0	1610	$2,500	$1.55	26d	1	0.81mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	9d	1	0.82mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	26d	1	0.84mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	45d	1	0.95mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	9d	7	0.97mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	26d	1	0.99mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	9d	1	1.01mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	9d	1	1.03mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	45d	1	1.05mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	1.14mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	26d	1	1.19mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	1.24mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	26d	1	1.25mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	19d	1	1.26mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	1.33mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,300	$1.25	0d	1	1.39mi

Listing history 18 events

1. 2026-06-21
   days on market $219,500 Active 200 DOM
2. 2026-06-18
   days on market $219,500 Active 197 DOM
3. 2026-06-17
   days on market $219,500 Active 196 DOM
4. 2026-06-16
   days on market $219,500 Active 195 DOM
5. 2026-06-15
   days on market $219,500 Active 194 DOM
6. 2026-06-13
   days on market $219,500 Active 192 DOM
7. 2026-06-09
   days on market $219,500 Active 188 DOM
8. 2026-06-08
   days on market $219,500 Active 187 DOM
9. 2026-06-07
   days on market $219,500 Active 186 DOM
10. 2026-06-04
    days on market $219,500 Active 183 DOM
11. 2026-06-03
    days on market $219,500 Active 182 DOM
12. 2026-06-02
    days on market $219,500 Active 181 DOM
13. 2026-06-02
    days on market $219,500 Active 180 DOM
14. 2026-05-31
    days on market $219,500 Active 179 DOM
15. 2026-04-10
    price $219,500 249-char remark

    Show marketing remark (249 chars)

    Move-in ready 4 bedrooms 2 living areas 1.5 baths will accommodate a growing family. Large fenced backyard provides lots of space for kids to play or family outside entertainment. Established neighborhood is convenient to freeway and rapid transit.

16. 2025-12-03
    listed $225,000 Active 249-char remark

    Show marketing remark (249 chars)

    Move-in ready 4 bedrooms 2 living areas 1.5 baths will accommodate a growing family. Large fenced backyard provides lots of space for kids to play or family outside entertainment. Established neighborhood is convenient to freeway and rapid transit.

17. 2000-09-07
    soldstatus
18. 2000-09-01
    soldstatus

ⓘ 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: $4,632 · $386/mo
• Projected year-2 tax: $4,632 · $386/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,730
• − Mortgage interest: −$12,295
• − Property taxes: −$4,632
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,385
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $868/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

-2.4% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $219,500 NTREIS
• 2025-12-03 Listed $225,000 NTREIS
• 2000-09-07 Sold (Public Records) — Public Records
• 2000-09-01 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,632 · +18.2% YoY. Source: county tax records.