817 20th St · Grand Prairie, TX 75050

$125,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 1 Days on market

Built 1950 8,538 sqft lot Est $161k · 23% under

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Why this score? — see what drove the B 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - This house will need a full rehab. Property is being sold AS-IS.

Key facts

• 8,538 sq ft lot
• Built 1950

Property features AI

Finance

• Other: Property listed as standard for sale with possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security: No specific security features provided
• Utilities: City water; City sewer; Not located in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1950; Not attached to other properties; Entry level and all living spaces on one level
• Construction: 1950 construction
• Exterior features: Lot less than 0.5 acre (about 0.196 acres); Subdivision: Vought Manor 04

Interior

• Kitchen: Other appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: 3 total rooms; One-level floorplan; Living area approximately 780; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.3% vs local median 3.6% in Grand Prairie — 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 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: William B Travis World Language Academy (math 16% / reading 19%, grade F, #3,805 of 4,322 statewide, top 89%, 655 students, 93% FRL, charter) — zoned schools average 93% FRL vs 63% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 32% district-wide (-14 pts) — the specific schools serving this property underperform the Grand Prairie ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 112 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $864 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $161,460
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 20th St	0.00mi	2/1.0	780 (0%)	0mo	$125,000	$160	100
1650 Ash St	0.30mi	2/1.0	782 (+0%)	8mo	$135,000	$173	79
2009 Rosewood St	0.07mi	2/1.0	816 (+5%)	16mo	$169,000	$207	76
1713 Maple St	0.17mi	2/1.0	816 (+5%)	13mo	$175,000	$214	74
1214 Willow St	0.70mi	3/2.0 (+1)	844 (+8%)	11mo	$274,000	$325	36

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,618
• Equity at exit: $18,638

10-year hold

• IRR: 4.3%
• Equity multiple: 1.28×
• Total profit: $9,901
• Equity at exit: $10,808

Cash invested: $35,000 (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 75050

• Home prices YoY: -27.9%
• Rents YoY: 1.0%
• Active inventory: 112
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$656
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $311

Break-even live

Break-even rent $1,261

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 NE 18th St Unit 510 Grand Prairie, TX	2.0	1.0	789	$1,750	$2.22	44d	1	0.23mi
2214 Pine St Grand Prairie, TX	3.0	2.0	1034	$2,100	$2.03	14d	1	0.24mi
201 Skyline Cir Apt 12 Grand Prairie, TX	2.0	1.0	902	$1,450	$1.61	17d	1	0.45mi
201 Skyline Cir Unit 46 Grand Prairie, TX	2.0	1.0	902	$1,415	$1.57	5d	1	0.45mi
219 SE 13th St Unit 4 Grand Prairie, TX	2.0	1.0	646	$1,350	$2.09	44d	1	1.04mi
2825 North St Apt 360 Grand Prairie, TX	1.0	1.0	742	$1,185	$1.60	13d	1	1.47mi
2355 North St Grand Prairie, TX	1.0–3.0	1.0–2.0	982	$3,239	$3.30	10d	1	1.47mi
2175 North St Apt 431 Grand Prairie, TX	2.0	2.0	1073	$1,475	$1.37	24d	1	1.47mi
2175 North St Apt 1017 Grand Prairie, TX	1.0	1.0	743	$1,290	$1.74	24d	1	1.47mi
2175 North St Apt 439 Grand Prairie, TX	2.0	2.0	1073	$1,570	$1.46	24d	1	1.47mi

Listing history 2 events

1. 2026-05-28
   status Pending
2. 2026-05-27
   listed $125,000 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,859
• − Mortgage interest: −$7,002
• − Property taxes: −$3,468
• − Insurance: −$625
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,636
• Taxable income: $1,951
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,262/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,889
• Household income: $73,274
• Rent vs Own: 57.3% rent · 42.7% own
• Severe rent burden: 2234.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 57% White 21% Black 18% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 24% · Canada
• Languages at home: 49% English-only · Spanish 46% 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: ▼ -135.57%
• Current HPI: 350.9397
• Rent YoY: ▲ 1.00%
• 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

2 events — show timeline

• 2026-05-28 Pending — NTREIS
• 2026-05-27 Listed $125,000 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $3,468 · -8.9% YoY. Source: county tax records.