905 Glen Vista Dr N · Irving, TX 75061

$239,900

4 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 11 Days on market

Built 1964 0.32 ac lot Est $403k · 40% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in one of Irving's most established and sought-after neighborhoods. This 4 bedroom 2 bath single story home sits on an oversized 0.32 acre lot in Storyglen Estates, offering one of the larger lots in the immediate area and serious upside for the right buyer. At 2,036 square feet with a 2 car attached garage and storage building, the bones are here for a strong renovation play or long term hold. Location is a genuine asset. The property sits within the Hospital District corridor, placing it minutes from Baylor Scott and White Medical Center, major employment hubs, and the Toyota Music Factory entertainment district. Quick access to I 635, SH 183, and I 35E puts the entire

Key facts

• Oversized lot
• No hoa
• 0.32 acre lot

Tags

• OVERSIZED LOT
• QUICK ACCESS TO I 635
• QUICK ACCESS TO SH 183
• QUICK ACCESS TO I 35E
• NO HOA

Property features AI

Finance

• Other: Subdivision: Storyglen Estates
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Garage facing rear; Attached 2-car garage; 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Year built: 1964; Preowned
• Construction: Brick construction
• Exterior features: Wood fencing; Interior lot in a subdivision

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Brick; Combination
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Cable TV available; High-speed internet available; One living area; One dining area; 2 total bathrooms; 1 fireplace with brick surround; Levels: One
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $74 ($891/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 6.7% vs local median 2.6% in Irving — 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 (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lively El (math 12% / reading 15%, grade F, #4,138 of 4,322 statewide, top 96%, 779 students, 89% FRL); Lorenzo De Zavala Middle (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 853 students, 86% FRL); Irving H S (math 21% / reading 25%, grade F, #1,348 of 1,632 statewide, top 83%, 2,519 students, 86% FRL).
• Market conditions: Rents flat; 104 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,720/mo this rent would consume 51% of the median local household income ($64k/yr) (locally 2930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• 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 $239,900

Questions for the listing agent

1. Built in 1964 — 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: 1.13% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $403,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 W Grauwyler Rd	0.11mi	3/2.0 (-1)	2,057 (+1%)	7mo	$385,000	$187	82
1225 W Grauwyler Rd	0.33mi	3/2.0 (-1)	2,002 (-2%)	9mo	$474,900	$237	69
1109 Colony Dr	0.24mi	4/2.0	1,891 (-7%)	13mo	$340,000	$180	66
907 Glen Dell Dr	0.14mi	4/2.5	2,276 (+12%)	10mo	$395,000	$174	63
1013 Sleepy Hollow Dr S	0.35mi	4/2.0	2,189 (+8%)	11mo	$434,000	$198	62
1205 N Macarthur Blvd	0.37mi	4/2.0	1,860 (-9%)	9mo	$375,000	$202	61
1805 Post Oak Dr	0.16mi	3/2.5 (-1)	1,829 (-10%)	14mo	$379,000	$207	57
1904 Sunnybrook Dr	0.51mi	3/2.0 (-1)	1,912 (-6%)	8mo	$420,000	$220	54
1912 Sunnybrook Dr	0.53mi	3/2.0 (-1)	1,826 (-10%)	1mo	$405,000	$222	52
1004 Sleepy Hollow Dr N	0.39mi	3/2.0 (-1)	2,261 (+11%)	9mo	$439,490	$194	51
1906 N O Connor Rd	0.38mi	3/2.0 (-1)	2,233 (+10%)	18mo	$325,000	$146	47
1601 Briarwood Ln	0.64mi	4/2.0	1,787 (-12%)	9mo	$349,999	$196	43

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-39,947
• Equity at exit: $35,770

10-year hold

• IRR: -15.5%
• Equity multiple: 0.23×
• Total profit: $-51,402
• Equity at exit: $20,742

Cash invested: $67,172 (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 75061

• Rents YoY: 0.7%
• Active inventory: 104
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$716 /mo · $8,595/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $74

Break-even live

Break-even rent $2,626

Max offer price $239,900

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $142	+0% $74	+5% $6	+10% $-62
Rent	-10% $-141	-5% $-33	+0% $74	+5% $182	+10% $289
Rate	-1.0pp $195	-0.5pp $135	base $74	+0.5pp $12	+1.0pp $-51

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Navajo Pl Irving, TX	3.0	2.5	1557	$2,300	$1.48	9d	1	0.33mi
2003 N O Connor Rd Irving, TX	3.0	2.0	1682	$8,850	$5.26	45d	1	0.39mi
2346 N MacArthur Blvd Irving, TX	1.0–3.0	1.0–2.0	1031	$1,616	$1.57	1d	27	0.62mi
1431 Pearson St Irving, TX	3.0	3.0	2433	$2,450	$1.01	26d	1	0.62mi
232 Seva Ct Irving, TX	3.0	2.5	1812	$2,250	$1.24	45d	1	0.80mi
514 Lynn Dr E Irving, TX	3.0	2.0	1704	$2,350	$1.38	1d	1	0.83mi
2613 Fairbrook St Irving, TX	4.0	3.5	1876	$2,699	$1.44	9d	1	0.88mi
508 N O'Connor Rd Irving, TX	3.0	3.0	2244	$3,450	$1.54	26d	1	0.88mi
510 N O'Connor Rd Irving, TX	3.0	3.0	2244	$3,400	$1.52	6d	1	0.88mi
2404 Crestview Cir Irving, TX	5.0	2.5	2497	$5,000	$2.00	4d	1	0.91mi
919 W Rochelle Rd Unit 921 Irving, TX	3.0	2.5	1495	$1,895	$1.27	45d	1	0.93mi
1919 Puritan Dr Unit 1019566P Irving, TX	5.0	2.0	1937	$13,405	$6.92	24d	1	0.96mi
1919 Puritan Dr Irving, TX	5.0	2.0	1947	$8,250	$4.24	26d	1	0.96mi
504 N O'Connor Rd Irving, TX	4.0	4.0	2244	$3,900	$1.74	45d	1	0.96mi
504 N O'Connor Rd Irving, TX	4.0	4.0	2244	$3,600	$1.60	6d	1	0.96mi
2801 Clearbrook Dr Irving, TX	3.0	2.0	2259	$3,500	$1.55	45d	1	1.00mi
516 S O Connor Rd Irving, TX	4.0	4.0	2244	$3,500	$1.56	6d	1	1.03mi
502 Forest Cir Irving, TX	4.0	2.0	1576	$2,395	$1.52	1d	1	1.22mi
2138 Onetta Dr Irving, TX	3.0	2.0	1467	$2,085	$1.42	26d	1	1.28mi
1009 McCoy Dr Irving, TX	4.0	3.0	2285	$3,000	$1.31	26d	1	1.32mi

Listing history 8 events

1. 2026-06-15
   status $239,900 Pending 11 DOM
2. 2026-06-15
   days on market $239,900 Active Option Contract 11 DOM
3. 2026-06-13
   days on market $239,900 Active Option Contract 9 DOM
4. 2026-06-13
   days on market $239,900 Active Option Contract 8 DOM
5. 2026-06-09
   days on market $239,900 Active Option Contract 5 DOM
6. 2026-06-08
   statusdays on market $239,900 Active Option Contract 4 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $239,900 Active 3 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: $8,595 · $716/mo
• Projected year-2 tax: $8,595 · $716/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 · 22 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: $32,637
• − Mortgage interest: −$13,438
• − Property taxes: −$8,595
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$6,979
• Taxable loss: −$2,797
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $1,563/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: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 of 826 in TX

Livability — Irving

• Score: 80/100
• State rank: #45
• US rank: #1913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irving, TX
• County: Dallas County · 2,612,404 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,013
• Household income: $63,798
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 2930.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 17% White 14% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 41% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 64% Other Indo-European 3% Vietnamese 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: ▼ -213.97%
• Current HPI: 333.2765
• Rent YoY: ▲ 0.72%
• 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

9 events — show timeline

• 2026-06-04 Listed $239,900 NTREIS
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2026-01-05 Sold (Public Records) — Public Records
• 2025-06-05 Sold (Public Records) — Public Records
• 2025-06-05 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $8,595 · +0.0% YoY. Source: county tax records.