629 N 4th St · Garland, TX 75040

$215,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 56 Days on market

Built 1955 7,449 sqft lot Est $174k · 24% over ↓ 25% since listing

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Why this score? — see what drove the F 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 +6.5/30.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully Upgraded & Move-In Ready 3- bedroom, 2-bath home features new flooring, new roof and updated plumbing throughout the house. Conveniently located near I-635 making commuting, shopping, and drinking quick and easy. Comfort, style and location all in one- don't miss out!

Key facts

• New flooring
• New roof
• Conveniently located

Tags

• NEW FLOORING
• NEW ROOF
• UPDATED PLUMBING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One-story; Residential property
• Construction: Built in 1955; Siding exterior; Shingle roof
• Exterior features: Covered patio/porch; Wire fencing; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; One living area; One dining area; Room count: 2
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (31.6% below list).
• Recommended offer: $147k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.5% in Garland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 230 active listings in the ZIP; 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 $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 56 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,954 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.68% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $173,520
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Magnolia Dr	0.37mi	2/1.0	776 (+8%)	0mo	$149,900	$193	70
836 Travis St	0.47mi	2/1.0	792 (+10%)	7mo	$198,000	$250	56
813 Bowie St	0.48mi	3/1.0 (+1)	792 (+10%)	12mo	$165,000	$208	46
828 Crockett St	0.54mi	2/1.0	810 (+12%)	13mo	$195,000	$241	43
1233 Nash St	0.66mi	2/1.0	793 (+10%)	15mo	$182,000	$230	40
825 Magnolia Dr	0.45mi	2/1.0	808 (+12%)	23mo	$225,000	$278	40
1213 Nash St	0.61mi	2/1.0	793 (+10%)	19mo	$204,999	$259	39

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -31.7%
• Equity multiple: -0.02×
• Total profit: $-61,384
• Equity at exit: $32,057

10-year hold

• IRR: -53.8%
• Equity multiple: -0.61×
• Total profit: $-97,182
• 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 75040

• Rents YoY: 0.4%
• Active inventory: 230
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-359

Break-even live

Break-even rent $1,924

Max offer price $151,531

Occupancy floor —

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: —

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   historical Active Option Contract
3. 2026-04-21
   price $215,000
4. 2026-04-11
   price $235,000
5. 2026-03-31
   price $245,000
6. 2026-03-19
   price $259,900
7. 2026-03-06
   listed $285,000 Active
8. 2025-11-10
   soldstatus
9. 2025-11-10
   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: $3,638 · $303/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$297/yr (+$25/mo · 8.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,634
• − Mortgage interest: −$12,043
• − Property taxes: −$3,638
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$6,255
• Taxable loss: −$8,198
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-2,344/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 64,606
• Household income: $74,519
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1746.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 29% White 21% Black 15% Asian 11%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Vietnamese 7% Other Indo-European 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: ▼ -203.91%
• Current HPI: 325.6966
• Rent YoY: ▲ 0.43%
• 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

-24.6% since first listed

9 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-21 Price Changed $215,000 NTREIS
• 2026-04-11 Price Changed $235,000 NTREIS
• 2026-03-31 Price Changed $245,000 NTREIS
• 2026-03-19 Price Changed $259,900 NTREIS
• 2026-03-06 Listed $285,000 NTREIS
• 2025-11-10 Sold (Public Records) — Public Records
• 2025-11-10 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,638 · +7.8% YoY. Source: county tax records.