1449 Nash St · Garland, TX 75042

$199,999

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 135 Days on market

Built 1952 8,538 sqft lot $156/sqft · 17% below area Est $242k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new AC and heat system! Great investment opportunity near downtown Garland! Tenant occupied now, lease amount is $1695 and expires April 30, 2027. Nice and open living and dining off kitchen. Gas oven range, dishwasher, and microwave included. Full size washer and dryer connections. Three beds and one bath. Converted garage is the third bedroom. Fenced backyard with chain link fence and storage building. Please email agent with any questions.

Key facts

• Gas oven range
• Storage building
• Fenced backyard

Tags

• NEW AC AND HEAT SYSTEM
• OPEN LIVING AND DINING
• GAS OVEN RANGE
• FENCED BACKYARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (7.1% below list).
• Recommended offer: $171k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.5% in Garland — 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 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 falling (-4.5%/yr); 108 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/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 135 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,047 (14.5% 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 135 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 9.0

CMA / ARV

• ARV (median comp): $242,013
• List price: $199,999
• Delta: -17.36%
• 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
1528 Nash St	0.16mi	3/2.0	1,300 (+2%)	2mo	$250,000	$192	84
1541 Nash St	0.20mi	3/1.0	1,342 (+5%)	9mo	$255,000	$190	75
1509 Meadowcrest Dr	0.12mi	3/2.0	1,440 (+12%)	7mo	$279,900	$194	63
1201 Crockett St	0.46mi	4/2.0 (+1)	1,249 (-2%)	3mo	$289,900	$232	63
834 Woodland Dr	0.54mi	3/2.0	1,290 (+1%)	11mo	$294,900	$229	61
1605 San Antonio Ln	0.48mi	3/2.0	1,351 (+6%)	6mo	$281,500	$208	60
808 Magnolia Dr	0.64mi	3/1.0	1,170 (-9%)	1mo	$179,000	$153	55
853 Nash St	0.49mi	3/1.0	1,108 (-13%)	3mo	$225,000	$203	52
801 Holly Dr	0.64mi	3/2.0	1,182 (-8%)	2mo	$230,000	$195	52
910 Sara Dunn Dr	0.42mi	3/1.5	1,440 (+12%)	8mo	$278,850	$194	51
1209 Sylvan Dr	0.49mi	3/1.0	1,104 (-14%)	8mo	$229,000	$207	48
1309 Sylvan Dr	0.52mi	4/2.0 (+1)	1,455 (+14%)	5mo	$298,997	$205	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.14×
• Total profit: $-48,112
• Equity at exit: $29,821

10-year hold

• IRR: -41.7%
• Equity multiple: -0.35×
• Total profit: $-75,648
• Equity at exit: $17,292

Cash invested: $56,000 (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 75042

• Rents YoY: -4.5%
• Active inventory: 108
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$500 /mo · $6,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-164

Break-even live

Break-even rent $2,066

Max offer price $171,047

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1531 Maple Dr Garland, TX	4.0	2.0	1416	$2,200	$1.55	10d	1	0.24mi
1605 Maple Dr Garland, TX	4.0	1.0	1393	$1,550	$1.11	24d	1	0.30mi
2007 Santa Anna Dr Garland, TX	3.0	2.0	1390	$1,850	$1.33	24d	1	0.47mi
324 Rita Dr Garland, TX	2.0	1.5	1037	$1,400	$1.35	43d	1	0.48mi
2039 W Walnut St Garland, TX	2.0	2.0	1200	$1,400	$1.17	7d	1	0.48mi
2039 W Walnut St Unit C Garland, TX	2.0	1.5	1200	$1,400	$1.17	13d	1	0.48mi
1812 Frances Dr Unit 1810 Garland, TX	2.0	1.5	1224	$1,575	$1.29	7d	1	0.54mi
1812 Frances Dr Garland, TX	2.0	1.5	1224	$1,650	$1.35	43d	1	0.54mi
1812 Frances Dr Unit 1812 Garland, TX	2.0	1.5	1224	$1,700	$1.39	43d	1	0.54mi
107 McKinley St Garland, TX	4.0	2.5	1860	$2,600	$1.40	43d	1	0.57mi
108 McKinley St Unit A Garland, TX	4.0	2.0	1641	$1,500	$0.91	7d	1	0.57mi
108 McKinley St Garland, TX	4.0	2.0	1641	$1,775	$1.08	43d	1	0.57mi
821 Travis St Garland, TX	3.0	1.0	1158	$1,875	$1.62	43d	1	0.64mi
217 S Garland Ave Garland, TX	1.0–2.0	1.0–2.0	1084	$2,440	$2.25	7d	15	0.65mi
1717 Warwick St Garland, TX	3.0	20.0	1793	$2,200	$1.23	7d	1	0.86mi
2502 Lakewood Dr Garland, TX	3.0	1.0	1405	$1,800	$1.28	7d	1	0.88mi
1227 W Avenue E Garland, TX	3.0	1.0	1284	$1,950	$1.52	43d	1	0.94mi
625 Camilla Ln Garland, TX	3.0	2.0	1273	$2,300	$1.81	4d	1	0.95mi
2514 Vera Way Garland, TX	4.0	2.0	1817	$2,900	$1.60	43d	1	0.96mi
2529 Barnwood Ln Garland, TX	3.0	2.5	1658	$2,800	$1.69	7d	1	1.04mi
1733 Leicester St Garland, TX	3.0	2.0	1516	$2,175	$1.43	43d	1	1.04mi
2046 N Shiloh Rd Garland, TX	1.0–2.0	1.0	684	$1,495	$2.19	1d	8	1.05mi
710 Worcester Ln Garland, TX	3.0	2.0	1640	$2,300	$1.40	43d	1	1.12mi
2005 Glencrest Ln Garland, TX	3.0	2.0	1473	$2,400	$1.63	43d	1	1.13mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	3d	1	1.23mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	14d	1	1.23mi
1425 Cedarcrest Dr Garland, TX	2.0	1.0	1064	$1,650	$1.55	24d	1	1.28mi
2114 Richwood Dr Garland, TX	3.0	2.0	1328	$2,000	$1.51	43d	1	1.34mi
705 Kingsbridge Dr Garland, TX	3.0	2.0	1850	$2,095	$1.13	14d	1	1.38mi
2735 N Garland Ave Garland, TX	2.0	2.0–2.5	1363	$1,791	$1.31	2d	6	1.42mi
3100 W Walnut St Garland, TX	3.0	1.0–3.0	695	$1,765	$2.54	1d	24	1.43mi
3037 Burning Tree Ln Garland, TX	3.0	2.0	1388	$2,195	$1.58	2d	1	1.44mi
202 Belt Line Rd Garland, TX	2.0	2.0	987	$1,570	$1.59	3d	10	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $199,999 Active 135 DOM
2. 2026-06-17
   days on market $199,999 Active 134 DOM
3. 2026-06-16
   days on market $199,999 Active 133 DOM
4. 2026-06-15
   price $199,999 Active 132 DOM
5. 2026-06-15
   days on market $229,999 Active 132 DOM
6. 2026-06-13
   days on market $229,999 Active 130 DOM
7. 2026-06-09
   days on market $229,999 Active 126 DOM
8. 2026-06-08
   days on market $229,999 Active 125 DOM
9. 2026-06-07
   days on market $229,999 Active 124 DOM
10. 2026-06-04
    days on market $229,999 Active 121 DOM
11. 2026-06-03
    days on market $229,999 Active 120 DOM
12. 2026-06-02
    days on market $229,999 Active 119 DOM
13. 2026-06-01
    days on market $229,999 Active 118 DOM
14. 2026-05-31
    days on market $229,999 Active 117 DOM
15. 2026-02-03
    listed $229,999 Active 455-char remark

    Show marketing remark (455 chars)

    Brand new AC and heat system! Great investment opportunity near downtown Garland! Tenant occupied now, lease amount is $1695 and expires April 30, 2027. Nice and open living and dining off kitchen. Gas oven range, dishwasher, and microwave included. Full size washer and dryer connections. Three beds and one bath. Converted garage is the third bedroom. Fenced backyard with chain link fence and storage building. Please email agent with any questions.

16. 2026-01-31
    historical
17. 2025-08-04
    listed $229,999 Active
18. 2025-07-31
    historical
19. 2025-06-16
    historical $1,495
20. 2025-05-30
    status Active
21. 2025-05-27
    historical Active Option Contract
22. 2025-05-08
    listed $1,495
23. 2025-04-02
    status Active
24. 2025-03-14
    historical Active Option Contract
25. 2025-02-10
    listed $229,999 Active
26. 2024-04-22
    historical $1,695
27. 2024-02-29
    price $1,695
28. 2024-02-14
    listed $1,795
29. 2022-12-06
    historical
30. 2022-12-01
    historical
31. 2022-07-01
    price $290,000
32. 2022-07-01
    status Active
33. 2022-06-17
    price $274,900
34. 2022-06-14
    price $264,900
35. 2022-06-01
    listed $249,900 Active
36. 2022-05-27
    soldstatus
37. 2022-05-26
    soldstatus Closed
38. 2022-05-10
    status Pending
39. 2022-05-05
    listed $189,000 Active

ⓘ 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: $6,000 · $500/mo
• Projected year-2 tax: $6,000 · $500/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,303
• − Mortgage interest: −$11,203
• − Property taxes: −$6,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,818
• Taxable loss: −$5,287
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $-698/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): 38,112
• Household income: $64,266
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1682.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 30% Asian 16% White 15% Black 11%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Swedish 2% Slovak 1% Serbian 1%
• Foreign-born: 42% · Canada, Vietnam, Philippines
• Languages at home: 31% English-only · Spanish 49% Vietnamese 9% Other Asian/Pacific 2%

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: ▼ -221.11%
• Current HPI: 346.7886
• Rent YoY: ▼ -4.52%
• 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

+21.7% since first listed

25 events — show timeline

• 2026-02-03 Listed $229,999 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2025-08-04 Listed $229,999 NTREIS
• 2025-07-31 Listing Removed — NTREIS
• 2025-06-16 Rental Removed $1,495 SHOWMOJO
• 2025-05-30 Relisted — NTREIS
• 2025-05-27 Contingent — NTREIS
• 2025-05-08 Listed for Rent $1,495 SHOWMOJO
• 2025-04-02 Relisted — NTREIS
• 2025-03-14 Contingent — NTREIS
• 2025-02-10 Listed $229,999 NTREIS
• 2024-04-22 Rental Removed $1,695 NTREIS
• 2024-02-29 Price Changed $1,695 NTREIS
• 2024-02-14 Listed for Rent $1,795 NTREIS
• 2022-12-06 Rental Removed — RENT.
• 2022-12-01 Listing Removed — NTREIS
• 2022-07-01 Price Changed $290,000 NTREIS
• 2022-07-01 Relisted — NTREIS
• 2022-06-17 Price Changed $274,900 NTREIS
• 2022-06-14 Price Changed $264,900 NTREIS
• 2022-06-01 Listed $249,900 NTREIS
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-26 Sold (MLS) — NTREIS
• 2022-05-10 Pending — NTREIS
• 2022-05-05 Listed $189,000 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $6,000 · +5.3% YoY. Source: county tax records.