600 Lake Dr · Lake Dallas, TX 75065

$139,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 16 Days on market

Built 1953 4,269 sqft lot

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Why this score? — see what drove the C+ 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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and make this home your own! Situation on a corner lot in the sought-after Lake Dallas ISD, this property offers an incredible opportunity for buyers looking to customize a home to their exact tastes and specifications. The home is 2 bedrooms and 1 bathroom with a covered porch. While the home is in need of updates, it also presents opportunity for creative purchasers. Home is being sold AS IS and is vacant. Seller has never occupied the dwelling.

Key facts

• Covered porch
• Lake dallas isd
• Corner lot

Tags

• CORNER LOT
• LAKE DALLAS ISD
• COVERED PORCH

Property features AI

Finance

• Financial info: Listing accepts cash and conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Parking pad; Concrete parking surfaces; No garage or carport spaces
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: City water; City sewer; Electricity connected; Electricity available; Individual gas meter; Individual water meter; Sewer available; Underground utilities; Located in a municipal utility district
• Home design: Single-family residence; One story; Not attached to another property
• Construction: Built in 1953; Wood construction; Composition roof; Slab foundation
• Exterior features: Covered front porch; Corner lot; Easements for natural gas, utilities, and water lines

Interior

• Kitchen: Gas range; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.8% in Lake 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 72/100 on livability (#264 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lake Dallas ISD (suburban): math 34% / reading 39% proficiency, ranked #413 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Dallas El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 534 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $21k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,072
• Equity at exit: $20,725

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $39,953
• Equity at exit: $12,018

Cash invested: $38,920 (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 75065

• Home prices YoY: -6.8%
• Active inventory: 130
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $433

Break-even live

Break-even rent $1,165

Max offer price $139,000

Occupancy floor 70%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Swisher Rd Lake Dallas, TX	1.0–3.0	1.0–2.0	1037	$1,727	$1.67	2d	8	0.45mi
3150 Garrison Rd Corinth, TX	1.0–3.0	1.0–2.0	1024	$1,630	$1.59	2d	18	1.46mi
3300 S Garrison Rd Corinth, TX	1.0–3.0	1.0–2.0	1006	$1,752	$1.74	1d	34	1.47mi

Listing history 12 events

1. 2026-06-17
   status $139,000 Pending 16 DOM
2. 2026-06-17
   days on market $139,000 Active 16 DOM
3. 2026-06-16
   days on market $139,000 Active 15 DOM
4. 2026-06-15
   days on market $139,000 Active 14 DOM
5. 2026-06-13
   pricedays on market $139,000 Active 12 DOM
6. 2026-06-09
   days on market $160,000 Active 8 DOM
7. 2026-06-08
   days on market $160,000 Active 7 DOM
8. 2026-06-07
   days on market $160,000 Active 6 DOM
9. 2026-06-04
   days on market $160,000 Active 3 DOM
10. 2026-06-03
    days on market $160,000 Active 2 DOM
11. 2026-06-02
    remarks 469-char remark
12. 2026-06-02
    listed $160,000 Active 1 DOM

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$944/yr (+$79/mo · 59.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,559
• − Mortgage interest: −$7,786
• − Property taxes: −$1,600
• − Insurance: −$695
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$4,044
• Taxable income: $3,144
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $4,444/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: Lake Dallas ISD
• NCES district ID: 4826430
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $76,645
• Composite: 34.13/100
• National rank: #5287
• State rank: #413 of 826 in TX

Livability — Lake Dallas

• Score: 72/100
• State rank: #264
• US rank: #6218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Dallas, TX
• Population (ZIP): 13,046

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 27% Two or more races 13% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 9% Slovak 2% Serbian 1%
• Foreign-born: 20% · Canada, South Korea, United Kingdom
• Languages at home: 73% English-only · Spanish 21% Korean 2% Other Asian/Pacific 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.91%
• Current HPI: 300.0981
• 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

+146.2% since first listed

5 events — show timeline

• 2026-06-01 Listed $160,000 NTREIS
• 2011-05-19 Listing Removed — NTREIS
• 2011-04-08 Pending — NTREIS
• 2011-03-18 Listed $65,000 NTREIS
• 1990-03-30 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,600 · -7.7% YoY. Source: county tax records.