721 Woodacre Dr · Dallas, TX 75241

$205,000

3 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 87 Days on market

Built 1955 10,389 sqft lot $123/sqft · 24% below area Est $269k · 24% under ↓ 15% since listing

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 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

This 3-bedroom, 2 full bath brick home offers solid bones and great potential for the right buyer. Featuring a detached 2-car garage and a good-sized backyard, the property provides plenty of space both inside and out. While the home does need repairs and updates, it's a fantastic opportunity for investors, renovators, or buyers looking to customize a home to their own style.

Key facts

• Good-sized backyard
• 0.24 acre lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• GOOD-SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $77 ($926/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime 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 (-2.8%/yr); 207 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,132/mo this rent would consume 47% of the median local household income ($54k/yr) (locally 1076% 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 $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($193k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.0

CMA / ARV

• ARV (median comp): $268,748
• List price: $205,000
• Delta: -23.72%
• 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
717 Calcutta Dr	0.07mi	4/2.0 (+1)	1,801 (+8%)	2mo	$299,900	$167	77
5606 S Marsalis Ave	0.17mi	3/2.0	1,523 (-9%)	1mo	$259,900	$171	77
5311 Rocky Ridge Rd	0.36mi	3/2.0	1,732 (+4%)	2mo	$305,000	$176	76
5916 Sumatra Dr	0.46mi	3/2.0	1,745 (+4%)	1mo	$300,000	$172	70
5436 Rocky Ridge Rd	0.36mi	3/2.0	1,804 (+8%)	3mo	$299,999	$166	68
4412 Utah Ave	0.60mi	3/1.5	1,700 (+2%)	2mo	$219,900	$129	65
1122 Pinedale Ln	0.51mi	3/2.0	1,569 (-6%)	1mo	$289,000	$184	65
1287 Whispering Trl	0.67mi	3/2.0	1,628 (-3%)	2mo	$275,000	$169	63
4343 Vanette Ln	0.70mi	3/2.0	1,625 (-3%)	2mo	$99,000	$61	61
4310 Utah Ave	0.67mi	3/2.0	1,759 (+5%)	1mo	$185,000	$105	59
4323 Vanette Ln	0.72mi	4/2.0 (+1)	1,625 (-3%)	1mo	$279,900	$172	56
4637 Malden Ln	0.54mi	4/3.0 (+1)	1,474 (-12%)	1mo	$255,000	$173	45

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-34,401
• Equity at exit: $30,566

10-year hold

• IRR: -17.8%
• Equity multiple: 0.18×
• Total profit: $-47,164
• Equity at exit: $17,725

Cash invested: $57,400 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$447 /mo · $5,359/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $77

Break-even live

Break-even rent $2,034

Max offer price $205,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $135	+0% $77	+5% $19	+10% $-39
Rent	-10% $-91	-5% $-7	+0% $77	+5% $161	+10% $246
Rate	-1.0pp $180	-0.5pp $129	base $77	+0.5pp $24	+1.0pp $-30

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	0.54mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	8d	1	0.85mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	8d	1	0.85mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	8d	1	1.06mi
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	2d	1	1.09mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	25d	1	1.12mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	1.25mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	45d	1	1.26mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	8d	1	1.27mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	1.29mi
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	2d	1	1.32mi
532 W Five Mile Pkwy Dallas, TX	3.0	2.5	2115	$3,500	$1.65	8d	1	1.32mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.35mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	8d	1	1.38mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	8d	1	1.39mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	22d	1	1.45mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	1.46mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	19d	1	1.48mi
7225 Harold Walker Dr Dallas, TX	4.0	2.0	1458	$1,975	$1.35	3d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 87 DOM
2. 2026-06-17
   days on market $205,000 Active 86 DOM
3. 2026-06-16
   days on market $205,000 Active 85 DOM
4. 2026-06-15
   days on market $205,000 Active 84 DOM
5. 2026-06-13
   days on market $205,000 Active 82 DOM
6. 2026-06-09
   days on market $205,000 Active 78 DOM
7. 2026-06-08
   days on market $205,000 Active 77 DOM
8. 2026-06-07
   days on market $205,000 Active 76 DOM
9. 2026-06-04
   days on market $205,000 Active 73 DOM
10. 2026-06-03
    days on market $205,000 Active 72 DOM
11. 2026-06-02
    days on market $205,000 Active 71 DOM
12. 2026-06-01
    days on market $205,000 Active 70 DOM
13. 2026-05-31
    days on market $205,000 Active 69 DOM
14. 2026-03-23
    listed $205,000 Active 379-char remark

    Show marketing remark (379 chars)

    This 3-bedroom, 2 full bath brick home offers solid bones and great potential for the right buyer. Featuring a detached 2-car garage and a good-sized backyard, the property provides plenty of space both inside and out. While the home does need repairs and updates, it's a fantastic opportunity for investors, renovators, or buyers looking to customize a home to their own style.

15. 2025-12-31
    historical
16. 2025-09-02
    listed $240,000 Active
17. 1980-01-01
    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: $5,359 · $447/mo
• Projected year-2 tax: $5,359 · $447/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,583
• − Mortgage interest: −$11,483
• − Property taxes: −$5,359
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$5,964
• Taxable loss: −$2,341
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,488/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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-14.6% since first listed

4 events — show timeline

• 2026-03-23 Listed $205,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-09-02 Listed $240,000 NTREIS
• 1980-01-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,359 · +0.7% YoY. Source: county tax records.