1732 Murdock · Dallas, TX 75217

$235,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 122 Days on market

Built 2005 8,276 sqft lot $185/sqft · at area comps Est $309k · 24% 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 +13.7/30.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and well-maintained corner-lot home offers comfort, space, and functionality for the whole family. The property features 4 spacious bedrooms and 2 full bathrooms, plus an additional room that can easily be used as a home office, studio, or flex space—perfect for remote work or creative use. The home offers a comfortable open living and dining area, ideal for everyday living and entertaining, while the kitchen is separate, providing a practical and private cooking space. As a single-family detached home, it includes a generous yard in both the front and back, offering plenty of room for children to play, pets to roam, or to enjoy outdoor gatherings. The property is fully fenced all around, providing privacy and security. Located on a corner lot, the home enjoys extra space and curb appeal, and it has been very well cared for, making it move-in ready for its next owners. In an effort to reflect the sellers' strong interest in completing the sale, they have reduced the price to $235,000.

Key facts

• Generous yard
• Fully fenced
• Separate kitchen

Tags

• CORNER LOT
• HOME OFFICE
• OPEN LIVING AND DINING AREA
• SEPARATE KITCHEN
• GENEROUS YARD
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $18 ($222/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 $227k (3.2% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 rising (+1.0%/yr); 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,275/mo this rent would consume 49% of the median local household income ($56k/yr) (locally 2649% 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 122 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $63k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (median comp): $309,228
• List price: $235,000
• Delta: -24.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8430 Midland Ln	0.50mi	4/2.0 (+1)	1,270 (+0%)	19mo	$244,900	$193	55
1236 Cabot Dr	0.53mi	3/2.0	1,308 (+3%)	20mo	$274,500	$210	54
1230 Cabot Dr	0.54mi	3/2.0	1,152 (-9%)	18mo	$250,000	$217	45
911 Murdock Rd	0.74mi	3/2.0	1,080 (-15%)	12mo	$254,999	$236	31

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-41,217
• Equity at exit: $35,039

10-year hold

• IRR: -15.2%
• Equity multiple: 0.22×
• Total profit: $-51,374
• Equity at exit: $20,319

Cash invested: $65,800 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$448 /mo · $5,378/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $18

Break-even live

Break-even rent $2,251

Max offer price $235,000

Occupancy floor 94%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Portofino Dr Dallas, TX	4.0	2.0	1735	$2,320	$1.34	14d	1	1.08mi
7911 Komalty Dr Dallas, TX	4.0	2.0	1454	$2,000	$1.38	43d	1	1.21mi

Listing history 31 events

1. 2026-06-18
   days on market $235,000 Active 122 DOM
2. 2026-06-17
   days on market $235,000 Active 121 DOM
3. 2026-06-16
   days on market $235,000 Active 120 DOM
4. 2026-06-15
   days on market $235,000 Active 119 DOM
5. 2026-06-13
   days on market $235,000 Active 117 DOM
6. 2026-06-09
   days on market $235,000 Active 113 DOM
7. 2026-06-08
   days on market $235,000 Active 112 DOM
8. 2026-06-07
   days on market $235,000 Active 111 DOM
9. 2026-06-04
   days on market $235,000 Active 108 DOM
10. 2026-06-03
    days on market $235,000 Active 107 DOM
11. 2026-06-02
    days on market $235,000 Active 106 DOM
12. 2026-06-02
    days on market $235,000 Active 105 DOM
13. 2026-05-31
    days on market $235,000 Active 104 DOM
14. 2026-05-13
    price $235,000 1029-char remark

    Show marketing remark (1029 chars)

    This charming and well-maintained corner-lot home offers comfort, space, and functionality for the whole family. The property features 4 spacious bedrooms and 2 full bathrooms, plus an additional room that can easily be used as a home office, studio, or flex space—perfect for remote work or creative use. The home offers a comfortable open living and dining area, ideal for everyday living and entertaining, while the kitchen is separate, providing a practical and private cooking space. As a single-family detached home, it includes a generous yard in both the front and back, offering plenty of room for children to play, pets to roam, or to enjoy outdoor gatherings. The property is fully fenced all around, providing privacy and security. Located on a corner lot, the home enjoys extra space and curb appeal, and it has been very well cared for, making it move-in ready for its next owners. In an effort to reflect the sellers' strong interest in completing the sale, they have reduced the price to $235,000.

15. 2026-04-25
    price $255,000 1029-char remark

    Show marketing remark (1029 chars)

    This charming and well-maintained corner-lot home offers comfort, space, and functionality for the whole family. The property features 4 spacious bedrooms and 2 full bathrooms, plus an additional room that can easily be used as a home office, studio, or flex space—perfect for remote work or creative use. The home offers a comfortable open living and dining area, ideal for everyday living and entertaining, while the kitchen is separate, providing a practical and private cooking space. As a single-family detached home, it includes a generous yard in both the front and back, offering plenty of room for children to play, pets to roam, or to enjoy outdoor gatherings. The property is fully fenced all around, providing privacy and security. Located on a corner lot, the home enjoys extra space and curb appeal, and it has been very well cared for, making it move-in ready for its next owners. In an effort to reflect the sellers' strong interest in completing the sale, they have reduced the price to $235,000.

16. 2026-03-09
    price $286,000 1029-char remark

    Show marketing remark (1029 chars)

    This charming and well-maintained corner-lot home offers comfort, space, and functionality for the whole family. The property features 4 spacious bedrooms and 2 full bathrooms, plus an additional room that can easily be used as a home office, studio, or flex space—perfect for remote work or creative use. The home offers a comfortable open living and dining area, ideal for everyday living and entertaining, while the kitchen is separate, providing a practical and private cooking space. As a single-family detached home, it includes a generous yard in both the front and back, offering plenty of room for children to play, pets to roam, or to enjoy outdoor gatherings. The property is fully fenced all around, providing privacy and security. Located on a corner lot, the home enjoys extra space and curb appeal, and it has been very well cared for, making it move-in ready for its next owners. In an effort to reflect the sellers' strong interest in completing the sale, they have reduced the price to $235,000.

17. 2026-02-16
    listed $298,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    This charming and well-maintained corner-lot home offers comfort, space, and functionality for the whole family. The property features 4 spacious bedrooms and 2 full bathrooms, plus an additional room that can easily be used as a home office, studio, or flex space—perfect for remote work or creative use. The home offers a comfortable open living and dining area, ideal for everyday living and entertaining, while the kitchen is separate, providing a practical and private cooking space. As a single-family detached home, it includes a generous yard in both the front and back, offering plenty of room for children to play, pets to roam, or to enjoy outdoor gatherings. The property is fully fenced all around, providing privacy and security. Located on a corner lot, the home enjoys extra space and curb appeal, and it has been very well cared for, making it move-in ready for its next owners. In an effort to reflect the sellers' strong interest in completing the sale, they have reduced the price to $235,000.

18. 2021-07-01
    soldstatus
19. 2021-07-01
    soldstatus
20. 2021-05-17
    listed $187,450 Active
21. 2015-03-27
    soldstatus
22. 2015-03-26
    soldstatus Sold
23. 2015-03-23
    status Pending
24. 2015-02-24
    historical Active Option Contract
25. 2014-12-12
    price $108,000
26. 2014-11-18
    listed $115,000 Active
27. 2008-05-21
    soldstatus
28. 2008-05-19
    soldstatus
29. 2008-05-07
    historical
30. 2008-03-24
    listed $89,900
31. 2005-04-26
    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: $5,378 · $448/mo
• Projected year-2 tax: $5,378 · $448/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: $27,296
• − Mortgage interest: −$13,164
• − Property taxes: −$5,378
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$6,836
• Taxable loss: −$3,625
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,092/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+161.4% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $235,000 NTREIS
• 2026-04-25 Price Changed $255,000 NTREIS
• 2026-03-09 Price Changed $286,000 NTREIS
• 2026-02-16 Listed $298,000 NTREIS
• 2021-07-01 Sold (Public Records) — Public Records
• 2021-07-01 Sold (Public Records) — Public Records
• 2021-05-17 Listed $187,450 NTREIS
• 2015-03-27 Sold (Public Records) — Public Records
• 2015-03-26 Sold (MLS) — NTREIS
• 2015-03-23 Pending — NTREIS
• 2015-02-24 Contingent — NTREIS
• 2014-12-12 Price Changed $108,000 NTREIS
• 2014-11-18 Listed $115,000 NTREIS
• 2008-05-21 Sold (Public Records) — Public Records
• 2008-05-19 Sold (MLS) — NTREIS
• 2008-05-07 Listing Removed — NTREIS
• 2008-03-24 Listed $89,900 NTREIS
• 2005-04-26 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,378 · -0.4% YoY. Source: county tax records.