2020 Wooley Way · Seagoville, TX 75159

$237,500

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 113 Days on market

Built 2020 5,576 sqft lot Est $286k · 17% under $31/mo HOA · 1% of rent ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 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

The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

Key facts

• Close to schools
• Spacious kitchen
• Lovely backyard

Tags

• COMFORTABLE LIVING AREA
• SPACIOUS KITCHEN
• LOVELY BACKYARD
• CONVENIENTLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING CENTERS

Property features AI

Finance

• Other: Property listed as Real Estate Owned; Listing terms: Cash or Conventional
• HOA & community: Mandatory HOA (managed by LEGECY SOUTHWEST); HOA fee includes management fees; HOA fee due annually

Exterior

• Parking: Attached 2-car garage (garage faces front)
• Security: Security features: Unknown
• Utilities: City water; City sewer; Electricity connected; Cable available; Asphalt roads and curbs
• Home design: Single family residence; One-story; Residential property; Built in 2020; Not attached to another property
• Construction: Brick and wood construction with other materials; Slab foundation
• Exterior features: Wood fencing; Other exterior features; Grassed vegetation; Interior lot in a subdivision; Easements present

Interior

• Kitchen: Electric cooktop
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 2 half bathrooms (4 total bathrooms)
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; Other interior features
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (1.7% below list).
• Recommended offer: $216k (9.0% below list) — sets the bar for market timing.

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: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Seagoville El (math 19% / reading 24%, grade F, #3,470 of 4,322 statewide, top 81%, 607 students, 92% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 282 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 $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

• It's been on market 113 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $216,125 (9.0% 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 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $285,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Aqueduct Dr	0.21mi	3/2.5	1,707 (-5%)	2mo	$270,000	$158	78
425 Tobin Dr	0.19mi	4/2.0 (+1)	1,721 (-4%)	3mo	$319,900	$186	76
2013 Churchill Downs Dr	0.04mi	3/2.5	1,707 (-5%)	18mo	$265,000	$155	72
1713 Woodhaven Dr	0.32mi	3/2.0	1,679 (-7%)	7mo	$200,000	$119	68
746 Layton Ct	0.51mi	3/2.0	1,668 (-7%)	0mo	$339,900	$204	64
648 Aqueduct Dr	0.36mi	4/2.0 (+1)	1,798 (0%)	20mo	$314,900	$175	61
629 Myers St	0.07mi	4/2.0 (+1)	2,006 (+12%)	18mo	$295,000	$147	57
804 Brandon Dr	0.59mi	4/2.0 (+1)	1,733 (-4%)	12mo	$295,000	$170	51
805 Brandon Dr	0.57mi	3/2.5	2,015 (+12%)	1mo	$287,500	$143	50
1624 Makayla Ln	0.64mi	3/2.0	1,662 (-8%)	18mo	$265,000	$159	42
1631 Emily Ln	0.65mi	3/2.0	1,542 (-14%)	6mo	$275,000	$178	41
713 Saint Lawrence Dr	0.73mi	4/2.0 (+1)	2,003 (+11%)	10mo	$300,290	$150	34

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-50,583
• Equity at exit: $35,412

10-year hold

• IRR: -30.5%
• Equity multiple: -0.15×
• Total profit: $-76,663
• Equity at exit: $20,535

Cash invested: $66,500 (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: 282
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$554 /mo · $6,653/yr
• Insurance: −$99
• HOA: −$31
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-86

Break-even live

Break-even rent $2,443

Max offer price $222,328

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-19	+0% $-86	+5% $-153	+10% $-220
Rent	-10% $-270	-5% $-178	+0% $-86	+5% $6	+10% $99
Rate	-1.0pp $34	-0.5pp $-25	base $-86	+0.5pp $-147	+1.0pp $-210

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1927 Churchill Downs Dr Seagoville, TX	3.0	2.5	1707	$2,300	$1.35	3d	1	0.08mi
1914 Madison Dr Seagoville, TX	4.0	2.5	2587	$2,399	$0.93	45d	1	0.15mi
620 Fountain Dr Seagoville, TX	4.0	2.5	2588	$2,300	$0.89	22d	1	0.23mi
612 Aqueduct Dr Seagoville, TX	4.0	2.0	2006	$2,095	$1.04	45d	1	0.26mi
2030 Delta Downs Dr Seagoville, TX	4.0	2.5	2209	$2,185	$0.99	9d	1	0.28mi
639 Arlington Park Ct Seagoville, TX	4.0	2.0	2006	$2,299	$1.15	24d	1	0.29mi
2033 Hialeah Dr Seagoville, TX	4.0	2.5	2209	$2,680	$1.21	9d	1	0.30mi
324 Greenhaven Dr Seagoville, TX	4.0	2.0	1740	$2,300	$1.32	22d	1	0.33mi
1933 Belmont Dr Seagoville, TX	4.0	2.5	2209	$2,189	$0.99	4d	1	0.35mi
1921 Belmont Dr Seagoville, TX	4.0	2.0	1772	$1,995	$1.13	9d	1	0.36mi
1610 Parkhaven Dr Seagoville, TX	4.0	1.5	1450	$1,695	$1.17	16d	1	0.42mi
752 Saratoga Ln Seagoville, TX	4.0	2.5	2209	$2,349	$1.06	19d	1	0.42mi
752 Saratoga Ln Seagoville, TX	4.0	2.5	2209	$2,349	$1.06	21d	1	0.42mi
718 Dakota Ln Seagoville, TX	3.0–5.0	2.0–2.5	2167	$2,400	$1.11	0d	1	0.48mi
1432 Baylee St Seagoville, TX	3.0	2.0	2101	$2,000	$0.95	45d	1	0.52mi
1630 Emily Ln Seagoville, TX	3.0	2.0	1546	$1,849	$1.20	9d	1	0.66mi
813 Huddleston Ct Seagoville, TX	3.0	2.0	1460	$1,855	$1.27	4d	1	0.68mi
1304 Riverview Ln Seagoville, TX	3.0	2.0	1490	$1,899	$1.27	26d	1	1.38mi
707 Shadybrook Ln Seagoville, TX	3.0	2.0	1344	$1,950	$1.45	45d	1	1.40mi
1928 Laurel Park Ln Seagoville, TX	3.0	2.0	1889	$2,450	$1.30	0d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-03-24
   historical Active Option Contract
3. 2026-02-17
   price $237,500
4. 2026-01-06
   listed $247,500 Active
5. 2021-03-05
   soldstatus Sold 538-char remark

   Show marketing remark (538 chars)

   The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

6. 2021-01-25
   status Pending 538-char remark

   Show marketing remark (538 chars)

   The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

7. 2021-01-21
   price $246,900 538-char remark

   Show marketing remark (538 chars)

   The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

8. 2021-01-18
   status Active 538-char remark

   Show marketing remark (538 chars)

   The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

9. 2021-01-11
   status Pending 538-char remark

   Show marketing remark (538 chars)

   The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

10. 2021-01-11
    status Active 538-char remark

    Show marketing remark (538 chars)

    The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

11. 2020-10-05
    status Pending 538-char remark

    Show marketing remark (538 chars)

    The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

12. 2020-10-01
    listed $241,900 Active 538-char remark

    Show marketing remark (538 chars)

    The Reed plan by LGI Homes has 4 bedrooms, 2 baths, an open family room, a spacious kitchen with a large dining room and more, all on one level! This thoughtfully designed home comes with a plethora incredible upgrades already included like granite countertops, energy-efficient appliances, 36” upper wood cabinets, a beautifully landscaped front yard and an attached two-car garage. Ideally located in Seagoville, homeowners at Seagoville Farms will have quick access to incredible amenities, local schools and nearby conveniences.

ⓘ 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: $6,653 · $554/mo
• Projected year-2 tax: $6,653 · $554/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 4/10 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: $28,010
• − Mortgage interest: −$13,304
• − Property taxes: −$6,653
• − Insurance: −$1,188
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$372
• − Depreciation: −$6,909
• Taxable loss: −$4,897
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $145/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

-1.8% since first listed

12 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-03-24 Contingent — NTREIS
• 2026-02-17 Price Changed $237,500 NTREIS
• 2026-01-06 Listed $247,500 NTREIS
• 2021-03-05 Sold (MLS) — NTREIS
• 2021-01-25 Pending — NTREIS
• 2021-01-21 Price Changed $246,900 NTREIS
• 2021-01-18 Relisted — NTREIS
• 2021-01-11 Pending — NTREIS
• 2021-01-11 Relisted — NTREIS
• 2020-10-05 Pending — NTREIS
• 2020-10-01 Listed $241,900 NTREIS

Property tax history

+0.9%/yr

Latest (2025): $6,653 · -9.2% YoY. Source: county tax records.