522 Glencairn Dr · Dallas, TX 75232

$144,900

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 288 Days on market

Built 1961 0.25 ac lot $117/sqft · 39% below area Est $239k · 39% under ↓ 19% since listing

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

Key facts

• 0.25 acre lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 98 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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 288 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 27% 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

• ARV (median comp): $239,271
• List price: $144,900
• Delta: -39.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Bettyrae Way	0.32mi	3/2.0	1,208 (-2%)	2mo	$154,900	$128	79
821 Goldwood Dr	0.41mi	3/2.0	1,284 (+4%)	0mo	$239,000	$186	74
7207 Greenspan Ave	0.39mi	3/2.0	1,188 (-4%)	1mo	$175,000	$147	74
751 Ivywood Dr	0.24mi	4/2.0 (+1)	1,330 (+8%)	0mo	$235,000	$177	71
728 Oceanview Dr	0.49mi	3/2.0	1,282 (+4%)	1mo	$257,000	$200	70
721 Ivywood Dr	0.17mi	3/1.0	1,092 (-12%)	1mo	$130,000	$119	68
740 Goldwood Dr	0.25mi	4/2.0 (+1)	1,339 (+8%)	3mo	$239,900	$179	67
7815 Woodshire Dr	0.58mi	3/1.0	1,240 (+0%)	2mo	$159,900	$129	67
7917 Woodshire Dr	0.62mi	3/1.0	1,294 (+5%)	1mo	$149,900	$116	59
625 Midvale Dr	0.61mi	4/1.0 (+1)	1,178 (-5%)	2mo	$159,900	$136	53
612 Highcrest Dr	0.64mi	3/1.0	1,140 (-8%)	2mo	$180,000	$158	51
210 Cliff Heights Cir	0.62mi	3/2.0	1,066 (-14%)	0mo	$199,000	$187	48

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,038
• Equity at exit: $21,605

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $13,237
• Equity at exit: $12,528

Cash invested: $40,572 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$760
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $240

Break-even live

Break-even rent $1,474

Max offer price $144,900

Occupancy floor 81%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	7d	1	0.10mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	14d	1	0.34mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	24d	1	0.35mi
7826 Overridge Dr Dallas, TX	4.0	1.0	1307	$1,650	$1.26	7d	1	0.44mi
7842 Overridge Dr Dallas, TX	4.0	2.0	1300	$1,650	$1.27	24d	1	0.45mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	7d	1	0.49mi
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	43d	1	0.56mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,450	$1.61	43d	7	0.56mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	3d	1	0.56mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	7d	1	0.85mi
1320 Cleardale Dr Dallas, TX	3.0	2.0	1170	$1,999	$1.71	7d	1	0.91mi
8022 Genesis Dr Dallas, TX	3.0	2.0	1399	$2,000	$1.43	2d	1	0.92mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	7d	1	0.96mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	7d	1	1.03mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	7d	1	1.03mi
7225 Harold Walker Dr Dallas, TX	4.0	2.0	1458	$1,975	$1.35	2d	1	1.04mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	15d	1	1.08mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	43d	1	1.23mi
9214 Metz Ave Dallas, TX	3.0	2.0	1060	$1,795	$1.69	19d	1	1.31mi
3824 Patman St Lancaster, TX	4.0	2.5	1348	$2,500	$1.85	43d	1	1.38mi

Listing history 19 events

1. 2026-06-17
   status $144,900 Pending 288 DOM
2. 2026-06-17
   days on market $144,900 Active 288 DOM
3. 2026-06-16
   days on market $144,900 Active 287 DOM
4. 2026-06-15
   days on market $144,900 Active 286 DOM
5. 2026-06-13
   days on market $144,900 Active 284 DOM
6. 2026-06-09
   days on market $144,900 Active 280 DOM
7. 2026-06-08
   days on market $144,900 Active 279 DOM
8. 2026-06-07
   days on market $144,900 Active 278 DOM
9. 2026-06-04
   days on market $144,900 Active 275 DOM
10. 2026-06-03
    days on market $144,900 Active 274 DOM
11. 2026-06-02
    days on market $144,900 Active 273 DOM
12. 2026-06-02
    days on market $144,900 Active 272 DOM
13. 2026-05-31
    days on market $144,900 Active 271 DOM
14. 2026-04-09
    price $144,900 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

15. 2025-11-26
    price $154,900 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

16. 2025-11-10
    status Active 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

17. 2025-10-08
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

18. 2025-09-09
    price $168,900 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

19. 2025-07-28
    listed $179,900 Active 639-char remark

    Show marketing remark (639 chars)

    Welcome to 522 Glencairn Drive! This quaint 3 bed, 2 bath property with ample yard space for hosting family gatherings or relaxing after a long day at work has an abundance of potential; with the right amount of creativity and resourcefulness this renovation project can become the home of your dreams. Call us today to schedule your appointment! Buyer or buyer’s agent to verify all information, schools, tax, measurements, HOA, etc. Please allow seller 72 hours to respond to your offer. Information deemed reliable, but is not guaranteed, buyer or buyer's agent to verify all information, schools, tax, measurements, HOA, etc.

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $21,342
• − Mortgage interest: −$8,117
• − Property taxes: −$4,132
• − Insurance: −$724
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,215
• Taxable income: $739
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,708/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
• City population: 1,168,437
• Population (ZIP): 32,967

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% 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: ▼ -16.24%
• Current HPI: 389.7618
• 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

-19.5% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $144,900 NTREIS
• 2025-11-26 Price Changed $154,900 NTREIS
• 2025-11-10 Relisted — NTREIS
• 2025-10-08 Pending — NTREIS
• 2025-09-09 Price Changed $168,900 NTREIS
• 2025-07-28 Listed $179,900 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $4,132 · -2.4% YoY. Source: county tax records.