714 Catherine Ln · Seagoville, TX 75159

$215,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 33 Days on market

Built 1972 8,102 sqft lot Est $200k · 7% over

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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
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• ARV discount +4.2/15.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

New Roof, Electric & Sewer! Ultimate peace of mind in this meticulously maintained 3-bedroom, 1-bathroom home. Unlike other homes in this price range, this property has been stripped of future to-do lists thanks to a list of recent improvements. Brand new roof 2026, all new electrical system, including panel, outlets, and plugs, and a fully replaced sewer line with a city clean-out. New windows and doors throughout. The home comes equipped with a full security system, sensors on all doors and windows. The refrigerator, washer, and dryer are all included. Enjoy a extra large, private backyard perfect for entertaining, complete with motion-activated security lighting. Ideally situated j

Key facts

• New doors
• Full security system
• New roof

Tags

• NEW ROOF
• NEW ELECTRICAL SYSTEM
• FULLY REPLACED SEWER LINE
• NEW WINDOWS
• NEW DOORS
• FULL SECURITY SYSTEM

Property features AI

Finance

• Other: Municipal Utility District not present
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Listing is Active Under Contract
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage (1 covered space/1 garage space)
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1972); Deed restrictions
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1972
• Exterior features: Wood fencing; Lot smaller than 0.5 acre

Interior

• Kitchen: Built-in cabinets; Eat-in kitchen; Solid surface countertops (non-natural); Water line to refrigerator; Disposal; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom includes a walk-in closet
• Flooring: Carpet; Simulated wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; 5 total rooms; One living area; One dining area; One level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $29 ($347/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 $204k (5.2% below list).
• Recommended offer: $204k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Seagoville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Central El (math 58% / reading 52%, grade C, #602 of 4,322 statewide, top 14%, 516 students, 92% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL).
• Market conditions: Rents soft (-2.9%/yr); 282 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 33 days — a 3% lower offer ($209k) 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 $203,868 (5.2% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $200,304
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Johnnie Row	0.06mi	3/1.5	1,022 (+9%)	8mo	$199,900	$196	73
730 High School Dr	0.42mi	3/1.0	1,033 (+10%)	1mo	$165,000	$160	62
736 Thedford Rd	0.48mi	3/1.5	1,027 (+10%)	0mo	$150,000	$146	59
1311 Crosscreek	0.24mi	3/1.0	1,065 (+14%)	21mo	$230,000	$216	49
815 Quinette Dr	0.38mi	3/2.0	1,016 (+8%)	18mo	$250,000	$246	48
728 Thedford Rd	0.51mi	3/1.5	1,062 (+14%)	24mo	$227,500	$214	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-38,882
• Equity at exit: $32,057

10-year hold

• IRR: -19.9%
• Equity multiple: 0.10×
• Total profit: $-54,210
• Equity at exit: $18,589

Cash invested: $60,200 (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 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 282
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $29

Break-even live

Break-even rent $2,002

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $90	+0% $29	+5% $-32	+10% $-93
Rent	-10% $-132	-5% $-52	+0% $29	+5% $109	+10% $190
Rate	-1.0pp $137	-0.5pp $84	base $29	+0.5pp $-27	+1.0pp $-83

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Catherine Ln Seagoville, TX	3.0	1.0	945	$1,650	$1.75	45d	1	0.07mi
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,825	$1.69	5d	1	0.68mi
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	0d	47	0.83mi

Listing history 18 events

1. 2026-06-18
   status $215,000 Pending 33 DOM
2. 2026-06-18
   days on market $215,000 Active Contingent 33 DOM
3. 2026-06-17
   days on market $215,000 Active Contingent 32 DOM
4. 2026-06-16
   days on market $215,000 Active Contingent 31 DOM
5. 2026-06-15
   days on market $215,000 Active Contingent 30 DOM
6. 2026-06-13
   days on market $215,000 Active Contingent 28 DOM
7. 2026-06-09
   days on market $215,000 Active Contingent 24 DOM
8. 2026-06-08
   days on market $215,000 Active Contingent 23 DOM
9. 2026-06-07
   days on market $215,000 Active Contingent 22 DOM
10. 2026-06-04
    days on market $215,000 Active Contingent 19 DOM
11. 2026-06-03
    days on market $215,000 Active Contingent 18 DOM
12. 2026-06-02
    days on market $215,000 Active Contingent 17 DOM
13. 2026-06-01
    days on market $215,000 Active Contingent 16 DOM
14. 2026-05-31
    days on market $215,000 Active Contingent 15 DOM
15. 2026-05-22
    historical Active Option Contract
16. 2026-05-15
    listed $215,000 Active
17. 2003-05-21
    soldstatus
18. 1999-06-16
    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: $4,375 · $365/mo
• Projected year-2 tax: $4,375 · $365/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$12,043
• − Property taxes: −$4,375
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$6,255
• Taxable loss: −$3,198
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,115/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 — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,612,404 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 422.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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

4 events — show timeline

• 2026-05-22 Contingent — NTREIS
• 2026-05-15 Listed $215,000 NTREIS
• 2003-05-21 Sold (Public Records) — Public Records
• 1999-06-16 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,375 · +0.3% YoY. Source: county tax records.