736 Thedford Rd · Seagoville, TX 75159

$150,000

3 bd · 1.5 ba · 1,027 sqft · SingleFamily public records · 61 Days on market

Built 1987 7,187 sqft lot $146/sqft · 24% below area Est $198k · 24% under ↓ 21% since listing

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +8.6/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

Key facts

• 7,187 sq ft lot
• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.1% in Seagoville — 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 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute 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: Rents soft (-2.9%/yr); 280 active listings in the ZIP; 8 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).
• This rent runs 34% of the median local income ($73k/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 $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 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 6.0

CMA / ARV

• ARV (median comp): $197,688
• List price: $150,000
• Delta: -24.12%
• 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
736 Thedford Rd	0.00mi	3/1.5	1,027 (0%)	0mo	$150,000	$146	100
730 High School Dr	0.12mi	3/1.0	1,033 (+1%)	1mo	$165,000	$160	91
747 High School Dr	0.11mi	3/2.0	1,092 (+6%)	3mo	$199,999	$183	80
815 Thedford	0.18mi	3/1.5	1,100 (+7%)	7mo	$214,900	$195	74
815 Quinette Dr	0.18mi	3/2.0	1,016 (-1%)	18mo	$250,000	$246	72
824 Johnnie Row	0.51mi	3/1.5	1,022 (-0%)	8mo	$199,900	$196	69
740 Quinette Dr	0.06mi	2/1.5 (-1)	1,108 (+8%)	14mo	$199,000	$180	68
718 Judy Ln	0.26mi	3/1.0	1,088 (+6%)	21mo	$165,000	$152	58
1610 Woodhaven Dr	0.65mi	3/1.5	1,090 (+6%)	6mo	$184,900	$170	54
1311 Crosscreek	0.51mi	3/1.0	1,065 (+4%)	21mo	$230,000	$216	51
1328 Riverview Ln	0.64mi	3/1.5	1,114 (+8%)	10mo	$255,000	$229	47
1309 Bryan Pl	0.60mi	3/1.0	1,150 (+12%)	12mo	$189,900	$165	40

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,373
• Equity at exit: $22,365

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $147
• Equity at exit: $12,969

Cash invested: $42,000 (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 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 280
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$787
• Tax from tax record: −$440 /mo · $5,280/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $359

Break-even live

Break-even rent $1,632

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Huddleston Ct Seagoville, TX	3.0	2.0	1460	$1,855	$1.27	3d	1	0.23mi
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,825	$1.69	3d	1	0.38mi
1304 Riverview Ln Seagoville, TX	3.0	2.0	1490	$1,899	$1.27	24d	1	0.50mi
707 Shadybrook Ln Seagoville, TX	3.0	2.0	1344	$1,950	$1.45	44d	1	0.51mi
702 Catherine Ln Seagoville, TX	3.0	1.0	945	$1,650	$1.75	44d	1	0.55mi
1324 Bluffview Dr Unit C Seagoville, TX	3.0	2.0	1150	$1,295	$1.13	24d	1	0.61mi
1610 Parkhaven Dr Seagoville, TX	4.0	1.5	1450	$1,695	$1.17	15d	1	0.62mi
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	1d	48	1.09mi

Listing history 17 events

1. 2026-06-04
   status $150,000 Pending 61 DOM
2. 2026-06-03
   days on market $150,000 Active 61 DOM
3. 2026-06-02
   days on market $150,000 Active 60 DOM
4. 2026-06-01
   days on market $150,000 Active 59 DOM
5. 2026-05-31
   days on market $150,000 Active 58 DOM
6. 2026-05-16
   price $150,000 374-char remark

   Show marketing remark (374 chars)

   Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

7. 2026-05-15
   price $155,000 374-char remark

   Show marketing remark (374 chars)

   Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

8. 2026-05-08
   price $165,000 374-char remark

   Show marketing remark (374 chars)

   Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

9. 2026-04-29
   price $169,900 374-char remark

   Show marketing remark (374 chars)

   Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

10. 2026-04-18
    price $174,900 374-char remark

    Show marketing remark (374 chars)

    Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

11. 2026-04-12
    price $179,900 374-char remark

    Show marketing remark (374 chars)

    Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

12. 2026-04-06
    price $185,000 374-char remark

    Show marketing remark (374 chars)

    Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

13. 2026-04-03
    listed $190,000 Active 374-char remark

    Show marketing remark (374 chars)

    Exceptional opportunity to transform this 3-bedroom, 1'5 bath home offering 1,027 sq. ft. of living space. With a desirable layout and a prime location, it’s an ideal project for buyers looking to renovate or invest. Sold AS-IS—bring your vision and restore its full potential.AGENT OR BUYER TO VERIFY ALL INFORMATION ON MLS, INFORMATION RELIABLE NOT GUARANTEED!

14. 2022-10-05
    soldstatus
15. 2021-10-04
    soldstatus
16. 2008-04-28
    soldstatus
17. 1999-03-24
    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: $5,280 · $440/mo
• Projected year-2 tax: $5,280 · $440/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,034
• − Mortgage interest: −$8,402
• − Property taxes: −$5,280
• − Insurance: −$750
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$4,364
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,771/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 — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,612,404 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 422.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% 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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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

-21.1% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $150,000 NTREIS
• 2026-05-15 Price Changed $155,000 NTREIS
• 2026-05-08 Price Changed $165,000 NTREIS
• 2026-04-29 Price Changed $169,900 NTREIS
• 2026-04-18 Price Changed $174,900 NTREIS
• 2026-04-12 Price Changed $179,900 NTREIS
• 2026-04-06 Price Changed $185,000 NTREIS
• 2026-04-03 Listed $190,000 NTREIS
• 2022-10-05 Sold (Public Records) — Public Records
• 2021-10-04 Sold (Public Records) — Public Records
• 2008-04-28 Sold (Public Records) — Public Records
• 1999-03-24 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,280 · +0.3% YoY. Source: county tax records.