1321 Meadow St · DeSoto, TX 75115

$249,999

4 bd · 3.0 ba · 2,940 sqft · SingleFamily public records · 45 Days on market

Built 1957 1.26 ac lot $85/sqft · 29% below area Est $350k · 29% under ↓ 14% since listing

---

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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special on 1.26 acres in DeSoto with two homes on one property each with its own address! The main house offers approx. 2,051 sq ft, 1 bed 1 bath potential to add more, and the detached guest house offers approx. 1,469 sq ft 3 bed, 1 bath. Both properties require a full renovation and are being sold as-is, making this a great opportunity for investors or buyers looking to create value. Property includes barn and storage structures, shed, and patio areas. SOLD AS IS Strong after-repair value potential with options for rental income or multi generational living. Rare acreage plus dual living setup in a prime DeSoto location. Older survey is available buyer will be responsible for

Key facts

• Barn
• 1.26 acres
• Storage structures

Tags

• 1.26 ACRES
• TWO HOMES
• DETACHED GUEST HOUSE
• BARN
• STORAGE STRUCTURES
• PATIO AREAS

Property features AI

Finance

• Other: Property listed as for sale, active status; Listing handled by Madera St Real Estate Group / Ultima Real Estate
• Financial info: Listing accepts Cash and Conventional financing; Loan type recorded as treat as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Additional/overflow parking available; Driveway access; Direct access parking; On-site parking (open/outside, oversized); Gravel parking
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1957; Property is attached (per listing data)
• Construction: Year built 1957; No construction material, roof or foundation details provided
• Exterior features: Corner lot; Level lot; Acreage (about 1.26 acres); Easements present

Interior

• Kitchen: Other appliances
• Bedrooms: Four bedrooms total; Primary bedroom on level 1 (10 x 12)
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; One living area; Two total rooms recorded; Other interior features
• Laundry & utility: No specific laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.4% in DeSoto — 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 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: The Meadows El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 369 students, 72% FRL); Ruby Young Personalized Steam Academy (math 7% / reading 15%, grade F, #1,634 of 1,662 statewide, top 99%, 179 students, 54% FRL); Desoto H S (math 16% / reading 28%, grade F, #1,366 of 1,632 statewide, top 84%, 2,216 students, 60% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-2.6%/yr); 475 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 41% of the median local income ($83k/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 $8k 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 45 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $242,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $350,292
• List price: $249,999
• Delta: -28.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Blue Quail Run	0.67mi	4/3.5	2,876 (-2%)	14mo	$337,500	$117	51
1408 Bobwhite Trl	0.45mi	5/3.0 (+1)	2,703 (-8%)	20mo	$360,000	$133	44

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-11,836
• Equity at exit: $37,276

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $5,348
• Equity at exit: $21,615

Cash invested: $70,000 (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 75115

• Rents YoY: -2.6%
• Active inventory: 475
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $580

Break-even live

Break-even rent $2,078

Max offer price $249,999

Occupancy floor 74%

Sensitivity live

Price	-10% $721	-5% $651	+0% $580	+5% $509	+10% $438
Rent	-10% $358	-5% $469	+0% $580	+5% $691	+10% $802
Rate	-1.0pp $706	-0.5pp $643	base $580	+0.5pp $515	+1.0pp $449

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 E Hidden Lakes Dr Desoto, TX	5.0	3.5	2735	$3,500	$1.28	0d	1	0.92mi
1114 Fleming Ct Glenn Heights, TX	5.0	3.5	3655	$3,465	$0.95	0d	1	0.96mi
2002 Bentwood Dr Glenn Heights, TX	4.0	2.5	3168	$2,720	$0.86	12d	1	1.12mi
604 Trillium Ln Desoto, TX	5.0	3.0	3750	$2,795	$0.75	1d	1	1.21mi
604 Snowy Orchid Ln Desoto, TX	3.0	2.5	2929	$2,730	$0.93	1d	1	1.23mi
1117 Beeblossom Dr Desoto, TX	3.0	2.0	2136	$2,300	$1.08	45d	1	1.26mi
624 Canyon Pl Desoto, TX	4.0	3.0	2691	$2,595	$0.96	9d	1	1.28mi
737 Eldorado Dr Desoto, TX	4.0	2.5	2262	$2,345	$1.04	1d	1	1.31mi
521 E Robin Ct Unit 1056455P DeSoto, TX	5.0	2.0	2174	$11,330	$5.21	23d	1	1.35mi
708 Azalea Dr Unit 1310919P DeSoto, TX	5.0	2.5	2378	$17,002	$7.15	26d	1	1.35mi
708 Azalea Dr Desoto, TX	5.0	2.5	2380	$8,750	$3.68	45d	1	1.35mi

Listing history 16 events

1. 2026-06-17
   status $249,999 Pending 45 DOM
2. 2026-06-17
   days on market $249,999 Active 45 DOM
3. 2026-06-16
   days on market $249,999 Active 44 DOM
4. 2026-06-15
   days on market $249,999 Active 43 DOM
5. 2026-06-13
   days on market $249,999 Active 41 DOM
6. 2026-06-13
   days on market $249,999 Active 40 DOM
7. 2026-06-09
   days on market $249,999 Active 37 DOM
8. 2026-06-08
   days on market $249,999 Active 36 DOM
9. 2026-06-07
   days on market $249,999 Active 35 DOM
10. 2026-06-04
    days on market $249,999 Active 32 DOM
11. 2026-06-03
    days on market $249,999 Active 31 DOM
12. 2026-06-02
    days on market $249,999 Active 30 DOM
13. 2026-06-02
    price $249,999 Active 29 DOM
14. 2026-06-01
    days on market $270,000 Active 29 DOM
15. 2026-05-31
    days on market $270,000 Active 28 DOM
16. 2026-05-03
    listed $290,900 Active 757-char remark

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,853/yr (+$154/mo · 68.1%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,749
• − Mortgage interest: −$14,004
• − Property taxes: −$2,722
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$7,273
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $6,213/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: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,612,404 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1867.0

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 Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• 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

-14.1% since first listed

4 events — show timeline

• 2026-06-17 Pending — NTREIS
• 2026-06-01 Price Changed $249,999 NTREIS
• 2026-05-24 Price Changed $270,000 NTREIS
• 2026-05-03 Listed $290,900 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $2,722 · +7.1% YoY. Source: county tax records.