1906 S Peachtree Rd · Balch Springs, TX 75180

$170,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 144 Days on market

Built 1965 9,104 sqft lot $253/sqft · at area comps Est $162k · at est.

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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).

• Cash flow +17.1/30.0
• DSCR +5.3/10.0
• ARV discount +5.3/15.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic investment opportunity or fixer-upper with endless potential! This 3-bedroom, 2-bathroom home is ideal for investors, flippers, or buyers looking to customize their own space. The property features a BONUS ROOM with a garage conversion, offering a separate living unit—perfect for extended family, rental income, or added flexibility. Located in a prime central location within Mesquite ISD, just minutes from schools, restaurants, parks, shopping, community college, and with easy access to I-635, Loop 12, Hwy 80, and I-30. This property is truly a hidden gem with strong upside. Enjoy a spacious backyard, ideal for outdoor activities or future enhancements. Property is currently tenant-occupied and will not be shown until under contract. Buyers should be mindful when selecting option period length, and a leaseback will most likely be required. Sold AS-IS. Extremely motivated seller. Don’t miss this opportunity to transform this property into a profitable investment or your next project.

Key facts

• Garage conversion
• Spacious backyard
• Separate living unit

Tags

• BONUS ROOM
• GARAGE CONVERSION
• SEPARATE LIVING UNIT
• PRIME CENTRAL LOCATION
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (0.1% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Balch Springs — 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 68/100 on livability (#487 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities F.
• Mesquite ISD (suburban): math 35% / reading 32% proficiency, ranked #536 of 826 in TX (top 65%) — 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: Mcwhorter El (math 40% / reading 36%, grade F, #1,709 of 4,322 statewide, top 40%, 516 students, 93% FRL); Wilkinson Middle (math 32% / reading 28%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 90% FRL); West Mesquite H S (math 41% / reading 31%, grade F, #930 of 1,632 statewide, top 57%, 2,172 students, 86% FRL) — zoned schools average 90% FRL vs 63% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 $5k 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 144 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $37k; list at $170k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $162,152
• List price: $170,000
• Delta: 4.84%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Melton Ln	0.54mi	2/1.0	660 (-2%)	11mo	$139,000	$211	62
1417 Haney Ln	0.45mi	2/1.0	660 (-2%)	16mo	$130,000	$197	62
11219 Eastham Dr	0.28mi	2/1.0	604 (-10%)	15mo	$205,000	$339	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-20,042
• Equity at exit: $25,348

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,632
• Equity at exit: $14,698

Cash invested: $47,600 (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 75180

• Home prices YoY: -8.0%
• Active inventory: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$263 /mo · $3,153/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $117

Break-even live

Break-even rent $1,551

Max offer price $170,000

Occupancy floor 88%

Sensitivity live

Price	-10% $213	-5% $165	+0% $117	+5% $69	+10% $21
Rent	-10% $-17	-5% $50	+0% $117	+5% $184	+10% $251
Rate	-1.0pp $203	-0.5pp $160	base $117	+0.5pp $73	+1.0pp $28

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,568	$1.64	45d	12	0.47mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	17d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $170,000 Active 144 DOM
2. 2026-06-18
   days on market $170,000 Active 141 DOM
3. 2026-06-17
   days on market $170,000 Active 140 DOM
4. 2026-06-16
   days on market $170,000 Active 139 DOM
5. 2026-06-15
   days on market $170,000 Active 138 DOM
6. 2026-06-13
   days on market $170,000 Active 136 DOM
7. 2026-06-13
   days on market $170,000 Active 135 DOM
8. 2026-06-09
   days on market $170,000 Active 132 DOM
9. 2026-06-08
   days on market $170,000 Active 131 DOM
10. 2026-06-07
    days on market $170,000 Active 130 DOM
11. 2026-06-04
    days on market $170,000 Active 127 DOM
12. 2026-06-03
    days on market $170,000 Active 126 DOM
13. 2026-06-02
    days on market $170,000 Active 125 DOM
14. 2026-06-01
    days on market $170,000 Active 124 DOM
15. 2026-05-31
    days on market $170,000 Active 123 DOM
16. 2026-01-28
    listed $170,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Fantastic investment opportunity or fixer-upper with endless potential! This 3-bedroom, 2-bathroom home is ideal for investors, flippers, or buyers looking to customize their own space. The property features a BONUS ROOM with a garage conversion, offering a separate living unit—perfect for extended family, rental income, or added flexibility. Located in a prime central location within Mesquite ISD, just minutes from schools, restaurants, parks, shopping, community college, and with easy access to I-635, Loop 12, Hwy 80, and I-30. This property is truly a hidden gem with strong upside. Enjoy a spacious backyard, ideal for outdoor activities or future enhancements. Property is currently tenant-occupied and will not be shown until under contract. Buyers should be mindful when selecting option period length, and a leaseback will most likely be required. Sold AS-IS. Extremely motivated seller. Don’t miss this opportunity to transform this property into a profitable investment or your next project.

17. 2025-09-30
    historical
18. 2025-03-21
    listed $179,900 Active
19. 2013-08-01
    soldstatus
20. 2000-08-14
    soldstatus
21. 2000-05-18
    soldstatus
22. 1996-12-02
    soldstatus $37,240

ⓘ 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: $3,153 · $263/mo
• Projected year-2 tax: $3,153 · $263/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 ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,385
• − Mortgage interest: −$9,523
• − Property taxes: −$3,153
• − Insurance: −$850
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,945
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,727/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: Mesquite ISD
• NCES district ID: 4830390
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,372
• Composite: 29.06/100
• National rank: #6606
• State rank: #536 of 826 in TX

Livability — Balch Springs

• Score: 68/100
• State rank: #487
• US rank: #9673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balch Springs, TX
• County: Dallas County · 2,612,404 people
• City population: 26,455
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 26,455
• Household income: $67,019
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 660.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% Black 33% Two or more races 24% White 14% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 23% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -31.21%
• Current HPI: 361.3668
• Rent YoY: —
• 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

+356.5% since first listed

7 events — show timeline

• 2026-01-28 Listed $170,000 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-03-21 Listed $179,900 NTREIS
• 2013-08-01 Sold (Public Records) — Public Records
• 2000-08-14 Sold (Public Records) — Public Records
• 2000-05-18 Sold (Public Records) — Public Records
• 1996-12-02 Sold (Public Records) $37,240 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,153 · +0.5% YoY. Source: county tax records.