1251 Balsam Rd · Wilmer, TX 75172

$230,999

3 bd · 2.0 ba · 1,266 sqft · Land · 12 Days on market

Built 2026 4,356 sqft lot $76/mo HOA · 4% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Builder special listing conditions; Possession at closing/funding
• Financial info: Financing options accepted: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory HOA (Legacy) with annual fee; fee covers full use of facilities, grounds maintenance and management; Association fee paid annually

Exterior

• Parking: Attached garage facing front; Covered parking; 2-car garage (approx. 20' wide x 18' deep); 2 covered spaces
• Security: Smoke detectors, carbon monoxide detectors and fire alarm
• Utilities: City water; City sewer; Concrete (drive/paths); Municipal utility district
• Home design: Single family residence (residential); One story; Property is attached (yes); New construction (incomplete) - 2025; Smart home features present; Subdivision: Cottonwood
• Construction: Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Sprinkler system; Landscaped, interior lot; Curbs and sidewalk

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Microwave; Kitchen island; Natural stone/granite countertops; Vented exhaust fan; Walk-in pantry; Built-in cabinets
• Bedrooms: Primary bedroom on main level with dual sinks, linen closet and walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Other
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipment; Central air conditioning (electric) with ENERGY STAR qualified equipment
• Interior features: Open floorplan with decorative lighting; Kitchen island; Pantry; Built-in features; Cable TV available; High speed internet available; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $231k.

Deal economics

• At list price, monthly cash flow is $28 ($339/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.8% below list).
• Recommended offer: $192k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Wilmer — 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 60/100 on livability (#1,054 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute 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: Eddie Bernice Johnson Stem Academy (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 502 students, 92% FRL).
• Market conditions: 38 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $65k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $192,134 (16.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.60×
• Total profit: $38,605
• Equity at exit: $113,456

10-year hold

• IRR: 11.9%
• Equity multiple: 2.92×
• Total profit: $124,078
• Equity at exit: $182,702

Cash invested: $64,680 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 38
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,211
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$96
• HOA: −$76
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $28

Break-even live

Break-even rent $1,886

Max offer price $230,999

Occupancy floor 94%

Sensitivity live

Price	-10% $159	-5% $94	+0% $28	+5% $-37	+10% $-102
Rent	-10% $-124	-5% $-48	+0% $28	+5% $104	+10% $180
Rate	-1.0pp $145	-0.5pp $87	base $28	+0.5pp $-32	+1.0pp $-92

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.06mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	44d	1	0.06mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	44d	1	0.07mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	44d	1	0.09mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	44d	1	0.10mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	44d	1	0.32mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	2d	1	0.43mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.78mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	2d	13	0.98mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,864	$1.93	2d	24	1.13mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	2d	1	1.21mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 6 events

1. 2026-06-03
   statusdays on market $230,999 Pending 12 DOM
2. 2026-06-02
   days on market $230,999 Active 11 DOM
3. 2026-06-01
   days on market $230,999 Active 10 DOM
4. 2026-05-31
   days on market $230,999 Active 9 DOM
5. 2026-05-22
   listed $230,999 Active
6. 2026-05-18
   listed $230,999 Active 414-char remark

   Show marketing remark (414 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $4,227 · $352/mo
• Expected delta: +$2,956/yr (+$246/mo · 232.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,056
• − Mortgage interest: −$12,940
• − Property taxes: −$1,271
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$912
• − Depreciation: −$6,720
• Taxable loss: −$3,631
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,211/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 — Wilmer

• Score: 60/100
• State rank: #1054
• US rank: #18696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmer, TX
• City population: 5,873
• Population (ZIP): 5,873

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 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 3.73%
• Current HPI: 221.1676
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $230,999 NTREIS
• 2026-05-18 Listed $230,999 Zillow