1092 Winding Crk · Cedar Hill, TX 75104

$339,000

4 bd · 2.5 ba · 2,800 sqft · SingleFamily public records · 55 Days on market

Built 2002 7,884 sqft lot $121/sqft · 7% below area Est $364k · 7% under

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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 +10.6/15.0
• Cash flow +7.5/30.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice two-story home in good condition. GREAT PRICE! Master bedroom is downstairs.

Key facts

• New hvac
• Large island
• Updated flooring

Tags

• NEW ROOF
• NEW HVAC
• UPDATED FLOORING
• GRANITE COUNTERTOPS
• LARGE ISLAND
• SPA INSPIRED BATHROOMS

Property features AI

Finance

• Other: Property listed as residential single-family; Municipal utility district: No; Subdivision: Winding Hollow Ph 1b
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 (carport spaces listed); Driveway; garage faces front
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Two-story home; Entry level and room levels vary by room
• Construction: Brick construction; Composition/shingle roof; Slab foundation; Built in 2002
• Exterior features: Wood fence; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Built-in cabinets
• Bedrooms: 4 bedrooms (primary bedroom on level 1; other bedrooms on level 2)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 3 bathrooms total (2 full, 1 half); Primary bathroom with garden tub, separate shower and separate vanities
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; Pantry; Cable TV available; Walk-in closets; Two living areas; One dining area; 12 total rooms
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (18.8% below list).
• Recommended offer: $265k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.5% in Cedar Hill — 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 74/100 on livability (#178 in TX, #4,673 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F.
• Cedar Hill ISD (suburban): math 19% / reading 35% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waterford Oaks El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 438 students, 83% FRL) — zoned schools average 83% FRL vs 60% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 411 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($103k/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 $10k 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 55 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,183 (21.8% 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 55 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.76
• GRM: 10.3

CMA / ARV

• ARV (median comp): $363,873
• List price: $339,000
• Delta: -6.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Streamside Dr	0.08mi	4/2.5	2,779 (-1%)	4mo	$350,000	$126	92
1066 Streamside Dr	0.11mi	4/2.0	2,779 (-1%)	11mo	$370,000	$133	82
626 Bluechalk Dr	0.50mi	4/2.5	2,760 (-1%)	11mo	$349,999	$127	66
750 Lowe Dr	0.47mi	5/2.5 (+1)	2,957 (+6%)	0mo	$319,000	$108	63
1023 Greenbriar Trl	0.52mi	4/2.5	2,753 (-2%)	12mo	$400,000	$145	63
1032 Bending Oak Dr	0.56mi	4/2.0	2,615 (-7%)	7mo	$343,900	$132	55
625 Arbor Dr	0.49mi	3/2.5 (-1)	2,704 (-3%)	15mo	$330,000	$122	54
1409 Stoney Hills Dr	0.47mi	4/2.5	3,119 (+11%)	9mo	$539,997	$173	51
822 Christine Dr	0.49mi	4/2.5	2,441 (-13%)	9mo	$350,000	$143	48
664 Lowe Dr	0.72mi	5/2.5 (+1)	2,957 (+6%)	9mo	$330,000	$112	44
601 N Duncanville Rd	0.47mi	3/3.0 (-1)	2,427 (-13%)	9mo	$599,000	$247	41
1848 River Run Dr	0.72mi	4/2.5	2,395 (-14%)	1mo	$399,900	$167	41

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: -29.1%
• Equity multiple: 0.06×
• Total profit: $-89,421
• Equity at exit: $50,546

10-year hold

• IRR: -50.3%
• Equity multiple: -0.50×
• Total profit: $-142,528
• Equity at exit: $29,311

Cash invested: $94,920 (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 75104

• Home prices YoY: -5.5%
• Rents YoY: -0.9%
• Active inventory: 411
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,754 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$674 /mo · $8,090/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-418

Break-even live

Break-even rent $3,283

Max offer price $265,183

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1088 Pondview Dr Cedar Hill, TX	5.0	3.5	2606	$6,000	$2.30	12d	1	0.12mi
1016 Winding Crk Cedar Hill, TX	4.0	2.0	1948	$2,730	$1.40	1d	1	0.30mi
765 Lowe Dr Cedar Hill, TX	4.0	2.5	2287	$2,995	$1.31	1d	1	0.41mi
936 Bending Oak Dr Cedar Hill, TX	5.0	3.0	3569	$3,375	$0.95	1d	1	0.49mi
612 Grove Mnr Cedar Hill, TX	4.0	2.0	2130	$2,535	$1.19	44d	1	0.58mi
909 Shady Brook Ln Cedar Hill, TX	4.0	2.0	3056	$2,584	$0.85	20d	1	1.02mi
824 Willow Wood Dr Cedar Hill, TX	4.0	2.5	2494	$2,480	$0.99	44d	1	1.15mi
1100 Balfour Dr Cedar Hill, TX	4.0	3.0	2737	$2,950	$1.08	7d	1	1.28mi
1510 Lost Creek Dr Desoto, TX	4.0	2.5	2461	$2,605	$1.06	22d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $339,000 Active 55 DOM
2. 2026-06-17
   days on market $339,000 Active 54 DOM
3. 2026-06-16
   days on market $339,000 Active 53 DOM
4. 2026-06-15
   days on market $339,000 Active 52 DOM
5. 2026-06-13
   days on market $339,000 Active 50 DOM
6. 2026-06-09
   days on market $339,000 Active 46 DOM
7. 2026-06-08
   days on market $339,000 Active 45 DOM
8. 2026-06-07
   days on market $339,000 Active 44 DOM
9. 2026-06-04
   days on market $339,000 Active 41 DOM
10. 2026-06-03
    days on market $339,000 Active 40 DOM
11. 2026-06-02
    days on market $339,000 Active 39 DOM
12. 2026-06-01
    days on market $339,000 Active 38 DOM
13. 2026-05-31
    days on market $339,000 Active 37 DOM
14. 2026-04-24
    listed $339,000 Active 901-char remark
15. 2025-10-10
    historical
16. 2025-08-09
    price $349,900
17. 2025-07-24
    status Active
18. 2025-07-16
    historical Active Option Contract
19. 2025-05-15
    price $355,000
20. 2025-04-25
    price $359,900
21. 2025-04-03
    price $365,000
22. 2025-02-07
    listed $370,000 Active
23. 2011-02-23
    soldstatus
24. 2006-11-08
    soldstatus
25. 2006-07-26
    soldstatus

    Show marketing remark (81 chars)

    Nice two-story home in good condition. GREAT PRICE! Master bedroom is downstairs.

26. 2006-07-24
    historical

    Show marketing remark (81 chars)

    Nice two-story home in good condition. GREAT PRICE! Master bedroom is downstairs.

27. 2006-03-20
    listed $134,900

    Show marketing remark (81 chars)

    Nice two-story home in good condition. GREAT PRICE! Master bedroom is downstairs.

ⓘ 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: $8,090 · $674/mo
• Projected year-2 tax: $8,090 · $674/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,043
• − Mortgage interest: −$18,989
• − Property taxes: −$8,090
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$9,862
• Taxable loss: −$10,880
• Est. tax savings @ 24.0%: +$2,611
• After-tax cash flow: $-2,403/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: Cedar Hill ISD
• NCES district ID: 4813230
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $64,438
• Composite: 25.04/100
• National rank: #7548
• State rank: #643 of 826 in TX

Livability — Cedar Hill

• Score: 74/100
• State rank: #178
• US rank: #4673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Hill, TX
• County: Dallas County · 2,612,404 people
• City population: 49,228
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,228
• Household income: $102,875
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1570.0

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 0.65)
• Race & ethnicity: Black 50% Hispanic / Latino 28% White 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 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: ▼ -16.63%
• Current HPI: 287.5359
• Rent YoY: ▼ -0.88%
• 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

+151.3% since first listed

14 events — show timeline

• 2026-04-24 Listed $339,000 NTREIS
• 2025-10-10 Listing Removed — NTREIS
• 2025-08-09 Price Changed $349,900 NTREIS
• 2025-07-24 Relisted — NTREIS
• 2025-07-16 Contingent — NTREIS
• 2025-05-15 Price Changed $355,000 NTREIS
• 2025-04-25 Price Changed $359,900 NTREIS
• 2025-04-03 Price Changed $365,000 NTREIS
• 2025-02-07 Listed $370,000 NTREIS
• 2011-02-23 Sold (Public Records) — Public Records
• 2006-11-08 Sold (Public Records) — Public Records
• 2006-07-26 Sold (MLS) — NTREIS
• 2006-07-24 Listing Removed — NTREIS
• 2006-03-20 Listed $134,900 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $8,090 · -2.8% YoY. Source: county tax records.