5668 Centeridge · Dallas, TX 75249

$155,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 109 Days on market

Built 1997 5,724 sqft lot Est $276k · 44% under

---

Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well laid out 3-2-2 with open floor plan. Master bedroom offers sitting area and WIC. Master bath with separate vanities, shower and garden tub. All bedrooms are spacious with nice closets.

Key facts

• Inviting kitchen
• Large backyard
• Cozy fireplace

Tags

• COZY FIREPLACE
• INVITING KITCHEN
• LARGE BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Possession at closing/funding; Special listing conditions: Standard
• Financial info: Listing terms include Cash, Conventional, FHA-203K; Second mortgage: No; Loan type: Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 garage spaces; Garage listed as parking feature
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; Two levels; Residential property (not attached)
• Construction: Brick construction; Built in 1997
• Exterior features: No easements; Lot less than 0.5 acre (approximately 0.1314 acres); Located between Beltline and West Camp Wisdom; Subdivision: MOUTAIN VISTA

Interior

• Kitchen: Built-in cabinets; Dual sinks; Water line to refrigerator; Dishwasher; Disposal; Electric range; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom on second floor with sitting area, walk-in closet, separate vanities, separate shower and garden tub (19 x 13); Two additional bedrooms on first floor with split-bedroom layout and walk-in closets (each 11 x 10)
• Bathrooms: Two full bathrooms; Upstairs bathroom with dimensions 9 x 8
• Heating & cooling: Central air conditioning; Electric heating; Fireplace heating (decorative fireplace in living room)
• Interior features: Vaulted ceilings; Cable TV available; One living area; One dining area; Six total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cj & Anne Hyman El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 456 students, 77% FRL).
• Market conditions: 50 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 19y ago; this cycle's ask has dropped $145k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $155k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.54% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $276,012
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5648 Centeridge Dr	0.04mi	4/2.0 (+1)	1,590 (+8%)	5mo	$300,000	$189	76
5612 High Creek Dr	0.13mi	3/2.5	1,520 (+3%)	14mo	$339,000	$223	75
5916 Alcova Ln	0.67mi	3/2.0	1,419 (-4%)	0mo	$265,000	$187	62
5539 Mandarin Way	0.72mi	3/2.0	1,611 (+9%)	9mo	$284,299	$176	44
8404 Timberbrook Ln	0.74mi	3/2.5	1,652 (+12%)	0mo	$325,000	$197	44
5876 Firethorn Dr	0.72mi	3/2.0	1,581 (+7%)	18mo	$289,900	$183	39
8311 Mountainview Dr	0.65mi	3/2.0	1,635 (+11%)	24mo	$305,000	$187	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,360
• Equity at exit: $23,111

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $42,455
• Equity at exit: $13,402

Cash invested: $43,400 (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 75249

• Home prices YoY: -6.3%
• Active inventory: 50
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$813
• Tax from tax record: −$547 /mo · $6,562/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $459

Break-even live

Break-even rent $1,803

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 W Camp Wisdom Rd Dallas, TX	1.0–3.0	1.0–2.0	1129	$2,183	$1.93	2d	19	0.39mi
6623 Mountain Trl Dallas, TX	3.0	2.5	1536	$2,400	$1.56	43d	1	0.62mi
5904 Alcova Ln Dallas, TX	3.0	2.0	1647	$2,200	$1.34	7d	1	0.64mi
7455 W Camp Wisdom Rd Dallas, TX	1.0–2.0	1.0–2.0	806	$2,327	$2.89	3d	11	0.74mi
8413 Canvasback Ln Dallas, TX	3.0	2.0	1631	$2,200	$1.35	2d	1	0.76mi
7070 W Camp Wisdom Rd Dallas, TX	1.0–2.0	1.0–2.0	821	$1,739	$2.12	2d	20	0.97mi
7525 Ashcrest Ln Dallas, TX	4.0	2.0	1625	$2,949	$1.81	1d	1	1.05mi
7521 Ashcrest Ln Dallas, TX	3.0	2.0	1772	$2,111	$1.19	43d	1	1.06mi
8423 Creekbluff Dr Dallas, TX	4.0	2.0	1746	$2,550	$1.46	43d	1	1.19mi
4868 S Merrifield Rd Dallas, TX	1.0–3.0	1.0–2.5	1102	$2,851	$2.59	2d	28	1.21mi
7212 Elderberry Ln Dallas, TX	3.0	2.0	1340	$1,995	$1.49	3d	1	1.30mi
8200 Clarksprings Dr Dallas, TX	1.0–2.0	1.0–2.0	822	$1,810	$2.20	2d	26	1.45mi

Listing history 50 events

1. 2026-06-02
   price $155,000 Active 109 DOM
2. 2026-06-01
   days on market $195,000 Active 109 DOM
3. 2026-05-31
   days on market $195,000 Active 108 DOM
4. 2026-04-28
   status Pending
5. 2026-04-27
   status Active
6. 2026-04-21
   status Pending
7. 2026-04-21
   status Active
8. 2026-04-20
   status Pending
9. 2026-04-09
   price $245,000
10. 2026-04-08
    status Active
11. 2025-12-31
    status Pending
12. 2025-12-23
    price $285,000
13. 2025-12-18
    price $235,000
14. 2025-12-16
    price $215,000
15. 2025-12-16
    price $145,000
16. 2025-12-12
    status Active
17. 2025-12-10
    price $245,000
18. 2025-12-05
    status Active
19. 2025-12-05
    status Active
20. 2025-11-21
    status Pending
21. 2025-11-21
    status Active
22. 2025-11-21
    status Pending
23. 2025-11-21
    historical
24. 2025-11-19
    status Pending
25. 2025-11-19
    status Active
26. 2025-11-12
    status Active
27. 2025-11-03
    price $250,000
28. 2025-11-03
    price $356,000
29. 2025-10-30
    status Active
30. 2025-10-30
    status Pending
31. 2025-10-28
    status Active
32. 2025-10-28
    status Pending
33. 2025-10-28
    status Active
34. 2025-10-12
    status Pending
35. 2025-10-10
    status Active
36. 2025-10-03
    historical Active Option Contract
37. 2025-09-16
    price $256,000
38. 2025-09-02
    price $266,000
39. 2025-09-02
    status Active
40. 2025-08-25
    price $266,900
41. 2025-08-23
    price $296,900
42. 2025-08-01
    listed $300,000 Active
43. 2013-10-25
    soldstatus
44. 2013-10-24
    soldstatus Closed 189-char remark

    Show marketing remark (189 chars)

    Well laid out 3-2-2 with open floor plan. Master bedroom offers sitting area and WIC. Master bath with separate vanities, shower and garden tub. All bedrooms are spacious with nice closets.

45. 2013-09-27
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Well laid out 3-2-2 with open floor plan. Master bedroom offers sitting area and WIC. Master bath with separate vanities, shower and garden tub. All bedrooms are spacious with nice closets.

46. 2013-09-06
    historical Active Option Contract 189-char remark

    Show marketing remark (189 chars)

    Well laid out 3-2-2 with open floor plan. Master bedroom offers sitting area and WIC. Master bath with separate vanities, shower and garden tub. All bedrooms are spacious with nice closets.

47. 2013-07-30
    listed $122,000 Active 189-char remark

    Show marketing remark (189 chars)

    Well laid out 3-2-2 with open floor plan. Master bedroom offers sitting area and WIC. Master bath with separate vanities, shower and garden tub. All bedrooms are spacious with nice closets.

48. 2007-11-13
    soldstatus
49. 2007-11-09
    soldstatus 444-char remark

    Show marketing remark (444 chars)

    3-2 home with spacious living area. The kitchen is great, with plenty of counter and cabinet space. The master bedroom is huge and features a sitting area and a WIC, and the master bath has separate vanities, separate shower, and a garden tub. All of the secondary bedrooms are very well sized for extra comfort. Addl feat incl: Ceiling Fans, Vaulted Ceilings, recent carpet, and fresh paint inside and out. This home is definitely a must see!

50. 2007-10-02
    historical 444-char remark

    Show marketing remark (444 chars)

    3-2 home with spacious living area. The kitchen is great, with plenty of counter and cabinet space. The master bedroom is huge and features a sitting area and a WIC, and the master bath has separate vanities, separate shower, and a garden tub. All of the secondary bedrooms are very well sized for extra comfort. Addl feat incl: Ceiling Fans, Vaulted Ceilings, recent carpet, and fresh paint inside and out. This home is definitely a must see!

ⓘ 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: $6,562 · $547/mo
• Projected year-2 tax: $6,562 · $547/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,604
• − Mortgage interest: −$8,682
• − Property taxes: −$6,562
• − Insurance: −$775
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$4,509
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,666/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 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): 16,447
• Household income: $85,500
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 363.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 35% Two or more races 14% White 7% Asian 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 1% Swedish 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Tagalog/Filipino 2% Vietnamese 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: ▼ -19.84%
• Current HPI: 295.4071
• Rent YoY: —
• 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

+159.0% since first listed

50 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-21 Pending — NTREIS
• 2026-04-21 Relisted — NTREIS
• 2026-04-20 Pending — NTREIS
• 2026-04-09 Price Changed $245,000 NTREIS
• 2026-04-08 Relisted — NTREIS
• 2025-12-31 Pending — NTREIS
• 2025-12-23 Price Changed $285,000 NTREIS
• 2025-12-18 Price Changed $235,000 NTREIS
• 2025-12-16 Price Changed $215,000 NTREIS
• 2025-12-16 Price Changed $145,000 NTREIS
• 2025-12-12 Relisted — NTREIS
• 2025-12-10 Price Changed $245,000 NTREIS
• 2025-12-05 Relisted — NTREIS
• 2025-12-05 Relisted — NTREIS
• 2025-11-21 Pending — NTREIS
• 2025-11-21 Relisted — NTREIS
• 2025-11-21 Pending — NTREIS
• 2025-11-21 Listing Removed — NTREIS
• 2025-11-19 Pending — NTREIS
• 2025-11-19 Relisted — NTREIS
• 2025-11-12 Relisted — NTREIS
• 2025-11-03 Price Changed $250,000 NTREIS
• 2025-11-03 Price Changed $356,000 NTREIS
• 2025-10-30 Relisted — NTREIS
• 2025-10-30 Pending — NTREIS
• 2025-10-28 Relisted — NTREIS
• 2025-10-28 Pending — NTREIS
• 2025-10-28 Relisted — NTREIS
• 2025-10-12 Pending — NTREIS
• 2025-10-10 Relisted — NTREIS
• 2025-10-03 Contingent — NTREIS
• 2025-09-16 Price Changed $256,000 NTREIS
• 2025-09-02 Price Changed $266,000 NTREIS
• 2025-09-02 Relisted — NTREIS
• 2025-08-25 Price Changed $266,900 NTREIS
• 2025-08-23 Price Changed $296,900 NTREIS
• 2025-08-01 Listed $300,000 NTREIS
• 2013-10-25 Sold (Public Records) — Public Records
• 2013-10-24 Sold (MLS) — NTREIS
• 2013-09-27 Pending — NTREIS
• 2013-09-06 Contingent — NTREIS
• 2013-07-30 Listed $122,000 NTREIS
• 2007-11-13 Sold (Public Records) — Public Records
• 2007-11-09 Sold (MLS) — NTREIS
• 2007-10-02 Listing Removed — NTREIS
• 2007-08-08 Listed $119,900 NTREIS
• 1997-09-26 Sold (Public Records) $89,692 Public Records
• 1997-04-15 Sold (Public Records) $94,589 Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,562 · -0.2% YoY. Source: county tax records.