2443 Bussey Dr · Irving, TX 75062

$899,000

5 bd · 4.0 ba · 3,184 sqft · Land · 57 Days on market

Built 2025 5,532 sqft lot $282/sqft · 6% above area Est $851k · 6% over $58/mo HOA · 2% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +5.0/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Cash flow +0.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready Grand Home in Braniff Park, perfectly situated on a greenbelt for added privacy. Centrally located between Dallas and Las Colinas, this stunning new construction home offers both luxury and convenience. With five bedrooms and multiple living areas, this two-story home is designed for comfortable, modern living. The open-concept layout features formal living and dining areas, a vaulted family room with soaring ceilings, and a large upstairs game room. The chef-inspired kitchen showcases elegant Shaker cabinetry, durable quartz countertops, a six-burner gas cooktop with a custom vent hood, a full-bowl sink, stylish herringbone marble backsplash, a dedicated trash can drawer, and a generous center island. A separate butler’s pantry provides abundant storage. Rich wood flooring runs throughout the main level, complemented by an elegant hardwood staircase with modern wrought iron railings. The primary suite is a true retreat, featuring dual slab vanities with rectangular sinks, a decorative tiled shower, and a relaxing garden tub. A downstairs guest suite can also serve as a private home office. Upstairs, kids or guests can enjoy their own space with multiple bedrooms, a game room, a media room, and a bonus room. This energy-efficient Energy Star-certified home includes a tankless water heater, radiant barrier roof decking, and R-38 insulation. Security and sprinkler systems are included, and it is close to brand-new construction.

Key facts

• Butler pantry
• Sprinkler systems
• 5,532 sq ft lot

Tags

• BUTLER PANTRY
• CHEF INSPIRED KITCHEN
• ENERGY STAR CERTIFIED
• TANKLESS WATER HEATER
• SPRINKLER SYSTEMS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $899k.

Deal economics

• At list price, monthly cash flow is $-4k ($-46k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (62.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (66.1% below list).
• Recommended offer: $305k (66.1% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 2.6% in Irving — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+4.1%/yr); 148 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).
• At $3,048/mo this rent would consume 50% of the median local household income ($73k/yr) (locally 1829% 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 $6k of loan paydown is wiped out by about $27k 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 57 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $304,774 (66.1% 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 57 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.34% ✗
• Cap rate: 1.14%
• Cash-on-cash: -18.42%
• DSCR: 0.18
• GRM: 24.6

CMA / ARV

• ARV (median comp): $850,984
• List price: $899,000
• Delta: 5.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -52.5%
• Equity multiple: -0.54×
• Total profit: $-388,163
• Equity at exit: $134,044

10-year hold

• IRR: —
• Equity multiple: -1.54×
• Total profit: $-639,913
• Equity at exit: $77,729

Cash invested: $251,720 (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 75062

• Rents YoY: 4.1%
• Active inventory: 148
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $3,048 medium
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$58
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $-3,863

Break-even live

Break-even rent $7,938

Max offer price $340,007

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2346 Perdue Ave Unit 1023615P Irving, TX	5.0	4.0	3250	$21,020	$6.47	44d	1	0.12mi
2346 Perdue Ave Irving, TX	5.0	4.0	3253	$8,750	$2.69	22d	1	0.12mi
2338 Perdue Ave Irving, TX	6.0	5.0	4036	$8,750	$2.17	22d	1	0.14mi
2338 Perdue Ave Unit 1024762P Irving, TX	6.0	5.0	4025	$18,361	$4.56	44d	1	0.14mi
1923 Livingston Rd Irving, TX	4.0	3.5	2417	$3,650	$1.51	24d	1	0.20mi
3615 Hathaway Ct Irving, TX	5.0	4.0	2760	$3,750	$1.36	44d	1	1.03mi
412 E Northgate Dr Irving, TX	4.0	3.0	2500	$4,500	$1.80	4d	1	1.34mi
134 Santa Rosa Way Irving, TX	4.0	3.5	3851	$5,000	$1.30	19d	1	1.43mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: watertrashgassecurity

Listing history 16 events

1. 2026-06-18
   days on market $899,000 Active 57 DOM
2. 2026-06-17
   days on market $899,000 Active 56 DOM
3. 2026-06-16
   days on market $899,000 Active 55 DOM
4. 2026-06-15
   days on market $899,000 Active 54 DOM
5. 2026-06-13
   days on market $899,000 Active 52 DOM
6. 2026-06-13
   days on market $899,000 Active 51 DOM
7. 2026-06-09
   days on market $899,000 Active 48 DOM
8. 2026-06-08
   days on market $899,000 Active 47 DOM
9. 2026-06-07
   days on market $899,000 Active 46 DOM
10. 2026-06-04
    days on market $899,000 Active 43 DOM
11. 2026-06-03
    days on market $899,000 Active 42 DOM
12. 2026-06-02
    days on market $899,000 Active 41 DOM
13. 2026-06-01
    days on market $899,000 Active 40 DOM
14. 2026-05-31
    days on market $899,000 Active 39 DOM
15. 2026-05-15
    price $899,000 1469-char remark

    Show marketing remark (1469 chars)

    Move-in ready Grand Home in Braniff Park, perfectly situated on a greenbelt for added privacy. Centrally located between Dallas and Las Colinas, this stunning new construction home offers both luxury and convenience. With five bedrooms and multiple living areas, this two-story home is designed for comfortable, modern living. The open-concept layout features formal living and dining areas, a vaulted family room with soaring ceilings, and a large upstairs game room. The chef-inspired kitchen showcases elegant Shaker cabinetry, durable quartz countertops, a six-burner gas cooktop with a custom vent hood, a full-bowl sink, stylish herringbone marble backsplash, a dedicated trash can drawer, and a generous center island. A separate butler’s pantry provides abundant storage. Rich wood flooring runs throughout the main level, complemented by an elegant hardwood staircase with modern wrought iron railings. The primary suite is a true retreat, featuring dual slab vanities with rectangular sinks, a decorative tiled shower, and a relaxing garden tub. A downstairs guest suite can also serve as a private home office. Upstairs, kids or guests can enjoy their own space with multiple bedrooms, a game room, a media room, and a bonus room. This energy-efficient Energy Star-certified home includes a tankless water heater, radiant barrier roof decking, and R-38 insulation. Security and sprinkler systems are included, and it is close to brand-new construction.

16. 2026-04-22
    listed $959,000 Active 1469-char remark

    Show marketing remark (1469 chars)

    Move-in ready Grand Home in Braniff Park, perfectly situated on a greenbelt for added privacy. Centrally located between Dallas and Las Colinas, this stunning new construction home offers both luxury and convenience. With five bedrooms and multiple living areas, this two-story home is designed for comfortable, modern living. The open-concept layout features formal living and dining areas, a vaulted family room with soaring ceilings, and a large upstairs game room. The chef-inspired kitchen showcases elegant Shaker cabinetry, durable quartz countertops, a six-burner gas cooktop with a custom vent hood, a full-bowl sink, stylish herringbone marble backsplash, a dedicated trash can drawer, and a generous center island. A separate butler’s pantry provides abundant storage. Rich wood flooring runs throughout the main level, complemented by an elegant hardwood staircase with modern wrought iron railings. The primary suite is a true retreat, featuring dual slab vanities with rectangular sinks, a decorative tiled shower, and a relaxing garden tub. A downstairs guest suite can also serve as a private home office. Upstairs, kids or guests can enjoy their own space with multiple bedrooms, a game room, a media room, and a bonus room. This energy-efficient Energy Star-certified home includes a tankless water heater, radiant barrier roof decking, and R-38 insulation. Security and sprinkler systems are included, and it is close to brand-new construction.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,573
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$2,926
• − Management: −$2,926
• − HOA: −$696
• − Depreciation: −$26,153
• Taxable loss: −$64,465
• Est. tax savings @ 24.0%: +$15,472
• After-tax cash flow: $-30,885/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): 52,116
• Household income: $72,704
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1829.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 49% White 20% Two or more races 16% Black 14% Asian 14%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 41% Other Indo-European 9% Other Asian/Pacific 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: ▼ -305.24%
• Current HPI: 301.2884
• Rent YoY: ▲ 4.12%
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $899,000 NTREIS
• 2026-04-22 Listed $959,000 NTREIS

Property tax history

+25.2%/yr

Latest (2025): $1,711 · +0.0% YoY. Source: county tax records.