2144 Skillman Dr · Garland, TX 75041

$199,900

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 82 Days on market

Built 1953 7,405 sqft lot $167/sqft · 17% below area Est $242k · 17% under

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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 +8.2/30.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

Key facts

• Separate shed
• Updated kitchen
• Large workshop

Tags

• UPDATED KITCHEN
• OVERSIZED BACKYARD
• LARGE WORKSHOP
• SEPARATE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (9.8% below list).
• Recommended offer: $166k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.5% in Garland — 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 (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents rising (+3.4%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $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 82 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $200k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $166,471 (16.7% 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 82 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.90% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 9.2

CMA / ARV

• ARV (median comp): $241,813
• List price: $199,900
• Delta: -17.33%
• 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
2144 Skillman Dr	0.00mi	3/1.5	1,200 (0%)	0mo	$199,900	$167	100
206 W Vista Dr	0.37mi	3/2.0	1,262 (+5%)	1mo	$249,900	$198	71
1918 S 5th St	0.35mi	3/2.0	1,276 (+6%)	2mo	$210,900	$165	70
905 Sycamore Dr	0.28mi	2/1.0 (-1)	1,100 (-8%)	2mo	$180,000	$164	65
1320 Dale Dr	0.67mi	3/1.0	1,228 (+2%)	1mo	$239,999	$195	62
2021 Evergreen St	0.25mi	4/3.0 (+1)	1,300 (+8%)	6mo	$261,000	$201	58
933 Treasure Rd	0.55mi	2/1.0 (-1)	1,144 (-5%)	2mo	$235,000	$205	58
710 Morris Dr	0.39mi	3/1.0	1,033 (-14%)	2mo	$225,000	$218	55
665 Freeman Dr	0.66mi	3/1.0	1,110 (-8%)	0mo	$215,000	$194	54
1105 Carney Dr	0.49mi	3/1.0	1,343 (+12%)	3mo	$309,900	$231	53
613 Freeman Dr	0.59mi	3/2.0	1,340 (+12%)	2mo	$269,000	$201	49
118 E Daugherty Dr	0.51mi	3/1.0	1,361 (+13%)	3mo	$150,000	$110	49

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-43,583
• Equity at exit: $29,806

10-year hold

• IRR: -15.4%
• Equity multiple: 0.11×
• Total profit: $-49,918
• Equity at exit: $17,284

Cash invested: $55,972 (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 75041

• Home prices YoY: -31.0%
• Rents YoY: 3.4%
• Active inventory: 102
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$482 /mo · $5,786/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-189

Break-even live

Break-even rent $2,043

Max offer price $166,471

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-133	+0% $-189	+5% $-246	+10% $-302
Rent	-10% $-332	-5% $-260	+0% $-189	+5% $-118	+10% $-47
Rate	-1.0pp $-89	-0.5pp $-138	base $-189	+0.5pp $-241	+1.0pp $-294

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 S Glenbrook Dr Garland, TX	1.0–2.0	1.0–2.0	1012	$1,550	$1.53	4d	6	0.38mi
616 Moore St Unit D Garland, TX	3.0	1.5	1172	$1,600	$1.37	45d	1	0.41mi
109 W Carolyn Dr Garland, TX	3.0	1.0	1351	$1,950	$1.44	45d	1	0.47mi
512 Freeman Dr Garland, TX	2.0	1.0	774	$1,695	$2.19	45d	1	0.54mi
1702 Edgefield Dr Garland, TX	2.0	1.0–2.0	626	$1,470	$2.35	1d	62	0.55mi
1540 Edgefield Dr Garland, TX	1.0–2.0	1.0–2.0	775	$1,740	$2.25	1d	23	0.65mi
2900 S 5th St Garland, TX	1.0–2.0	1.0–1.5	624	$1,400	$2.24	4d	14	0.75mi
206 E Chico Dr Garland, TX	4.0	2.0	1368	$2,500	$1.83	26d	1	0.75mi
219 Loma Dr Garland, TX	3.0	1.5	884	$1,699	$1.92	45d	1	0.82mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	26d	1	0.89mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	21d	1	0.89mi
1713 Kirkwood Dr Garland, TX	3.0	2.0	971	$1,745	$1.80	9d	1	0.92mi
2930 Gardenia Dr Garland, TX	3.0	1.0	1365	$1,800	$1.32	26d	1	0.98mi
1425 Cedarcrest Dr Garland, TX	2.0	1.0	1064	$1,650	$1.55	26d	1	1.02mi
2406 Ridgecrest Dr Garland, TX	3.0	2.0	1446	$1,995	$1.38	45d	1	1.05mi
1814 Burke Dr Garland, TX	4.0	2.5	1246	$2,030	$1.63	22d	1	1.08mi
1925 Hilltop Dr Garland, TX	3.0	1.5	1184	$1,850	$1.56	45d	1	1.08mi
744 McDonald Dr Unit 744 Garland, TX	4.0	2.5	1280	$1,865	$1.46	45d	1	1.10mi
118 Brazos St Garland, TX	3.0	1.0	1241	$1,625	$1.31	26d	1	1.11mi
222 Pecos St Garland, TX	3.0	2.0	1300	$1,845	$1.42	45d	1	1.12mi
1227 W Avenue E Garland, TX	3.0	1.0	1284	$1,950	$1.52	45d	1	1.24mi
1233 McDonald Dr Garland, TX	3.0	1.5	1260	$1,658	$1.32	26d	1	1.26mi
1210 McDonald Dr Garland, TX	3.0	2.0	1406	$1,995	$1.42	45d	1	1.26mi
1106 Highmont Pl Garland, TX	4.0	2.0	1263	$1,763	$1.40	14d	1	1.29mi
2317 High Star Dr Garland, TX	3.0	2.0	1158	$2,000	$1.73	45d	1	1.30mi
1240 W Avenue D Garland, TX	2.0	1.0	800	$1,500	$1.88	3d	3	1.31mi
917 Piedmont Dr Garland, TX	3.0	1.5	1053	$1,500	$1.42	9d	1	1.32mi
2826 Wimbledon Ct Unit D Garland, TX	2.0	1.5	1040	$1,175	$1.13	22d	1	1.33mi
1101 Tensley Dr Garland, TX	3.0	1.5	950	$1,600	$1.68	45d	1	1.34mi
2822 Wimbledon Ct Unit C Garland, TX	2.0	1.5	1040	$1,200	$1.15	26d	1	1.35mi
1213 Carroll Dr Garland, TX	3.0	2.0	1312	$2,100	$1.60	9d	1	1.35mi
1051 E Centerville Rd Garland, TX	1.0–3.0	1.0–2.0	843	$1,857	$2.20	1d	35	1.36mi
1821 Randolph Dr Garland, TX	2.0	1.0	847	$1,395	$1.65	45d	1	1.36mi
1935 Cranford Dr Unit 1939-102 Garland, TX	2.0	1.0	900	$1,250	$1.39	45d	1	1.37mi
1935 Cranford Dr Unit 1935-104 Garland, TX	2.0	2.0	900	$1,350	$1.50	45d	1	1.37mi
1935 Cranford Dr Unit 104 Garland, TX	2.0	2.0	900	$1,295	$1.44	45d	1	1.37mi
1939 Cranford Dr #102 Garland, TX	2.0	1.0	900	$1,250	$1.39	45d	1	1.37mi
2813 Wimbledon Ct Unit D Garland, TX	2.0	1.5	1040	$1,350	$1.30	45d	1	1.38mi
3033 Ballinger Dr Garland, TX	2.0	1.0	768	$1,600	$2.08	26d	1	1.38mi
2717 Patricia Ln Garland, TX	2.0	1.0	700	$1,550	$2.21	45d	1	1.38mi

Listing history 16 events

1. 2026-05-11
   status Pending 545-char remark

   Show marketing remark (545 chars)

   Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

2. 2026-05-03
   historical Active Option Contract 545-char remark

   Show marketing remark (545 chars)

   Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

3. 2026-04-28
   price $199,900 545-char remark

   Show marketing remark (545 chars)

   Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

4. 2026-03-24
   price $209,900 545-char remark

   Show marketing remark (545 chars)

   Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

5. 2026-02-04
   listed $220,000 Active 545-char remark

   Show marketing remark (545 chars)

   Searching for space to create? This Garland property offers an ideal blend of residential comfort and functional workspace. Featuring 3 bedrooms and an updated kitchen, the home includes a large flex-room conversion for working from home. Outside, the oversized backyard is built for projects, featuring a substantial workshop and a secondary shed. The home is ready for its next chapter and some cosmetic updates a perfect match for a buyer who wants a large lot and a dedicated shop without the premium price tag of a fully renovated property.

6. 2025-09-25
   historical
7. 2025-06-20
   price $239,900
8. 2025-03-22
   listed $249,900 Active
9. 2016-04-14
   soldstatus
10. 2016-04-12
    soldstatus Sold
11. 2016-04-07
    status Pending
12. 2016-02-22
    listed $124,000 Active
13. 2003-07-09
    soldstatus
14. 1997-09-10
    soldstatus $68,229
15. 1997-08-29
    soldstatus
16. 1984-02-01
    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: $5,786 · $482/mo
• Projected year-2 tax: $5,786 · $482/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,639
• − Mortgage interest: −$11,198
• − Property taxes: −$5,786
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,815
• Taxable loss: −$5,622
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-922/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,943
• Household income: $70,308
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 910.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 39% White 20% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 34% · Canada, Jamaica, Vietnam
• Languages at home: 33% English-only · Spanish 63% Vietnamese 1% 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: ▼ -145.65%
• Current HPI: 324.7929
• Rent YoY: ▲ 3.38%
• 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

+193.0% since first listed

16 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-03 Contingent — NTREIS
• 2026-04-28 Price Changed $199,900 NTREIS
• 2026-03-24 Price Changed $209,900 NTREIS
• 2026-02-04 Listed $220,000 NTREIS
• 2025-09-25 Listing Removed — NTREIS
• 2025-06-20 Price Changed $239,900 NTREIS
• 2025-03-22 Listed $249,900 NTREIS
• 2016-04-14 Sold (Public Records) — Public Records
• 2016-04-12 Sold (MLS) — NTREIS
• 2016-04-07 Pending — NTREIS
• 2016-02-22 Listed $124,000 NTREIS
• 2003-07-09 Sold (Public Records) — Public Records
• 1997-09-10 Sold (Public Records) $68,229 Public Records
• 1997-08-29 Sold (Public Records) — Public Records
• 1984-02-01 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,786 · +5.3% YoY. Source: county tax records.