4048 La Costa Ct · Irving, TX 75038

$320,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 29 Days on market

Built 1983 6,186 sqft lot $209/sqft · 13% below area Est $367k · 13% 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 +13.2/15.0
• Cash flow +7.4/30.0
• Livability +4.0/5.0
• Appreciation +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.6/10.0

Listing remarks MLS

This is it!! RARE FIND IN THE HEART OF IRVING! This charming home boasts a spacious living area with vaulted ceiling, floor to ceiling woodburning fireplace, plantation shutters, 2nd living area with sliding door access to the huge open deck for relaxing, cozy kitchen with like-new SS dishwasher & the oven, split bedrooms, sprinkler system, & large backyard. Fridge included. Updates are fresh paint, resurfaced bathrooms, a new sliding door at the breakfast area, deco-lights & updated driveway. The utility room is conveniently located next to the kitchen. Easy access to DFW airport, highway161,635,114, in the metroplex. Spacious 2 car rear entry garage with epoxy floor. This home is move in ready. Welcome home!

Key facts

• Split-bedroom layout
• Plantation shutters
• Large backyard

Tags

• WOOD-BURNING FIREPLACE
• PLANTATION SHUTTERS
• STAINLESS STEEL DISHWASHER
• SPLIT-BEDROOM LAYOUT
• SPRINKLER SYSTEM
• LARGE BACKYARD

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; No known restrictions
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2-car garage (approx. 20' wide x 20' deep, 8' height); 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story
• Construction: Built in 1983; Composition roof
• Exterior features: Wood fencing; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on level 1 (15 x 12); Second bedroom on level 1 (11 x 11)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Vaulted ceilings; Decorative lighting; Cable TV available; One living area; One dining area; 4 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (21.8% below list).
• Recommended offer: $248k (22.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.6% in Irving — 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 80/100 on livability (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jackie Mae Townsell El (math 12% / reading 19%, grade F, #3,990 of 4,322 statewide, top 93%, 839 students, 87% FRL).
• Market conditions: Rents flat; 131 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 44% of the median local income ($69k/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 29 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,807 (22.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 10.7

CMA / ARV

• ARV (median comp): $366,648
• List price: $320,000
• Delta: -12.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4052 La Costa Ct	0.01mi	3/2.5	1,563 (+2%)	0mo	$334,900	$214	94
4009 La Costa Ct	0.08mi	3/2.0	1,601 (+4%)	4mo	$349,900	$219	85
4908 Courtside Dr	0.05mi	3/2.0	1,562 (+2%)	13mo	$355,000	$227	83
4056 La Costa Ct	0.02mi	3/2.0	1,667 (+9%)	10mo	$347,000	$208	76
3630 Crosby St	0.37mi	3/2.0	1,624 (+6%)	9mo	$474,900	$292	65
4017 La Costa Ct	0.07mi	3/2.0	1,703 (+11%)	21mo	$359,999	$211	60
4943 Dominion Blvd	0.26mi	3/2.0	1,645 (+7%)	20mo	$464,500	$282	59
3647 Crosby St	0.38mi	3/2.0	1,624 (+6%)	18mo	$472,334	$291	57
3636 Chesterfield	0.31mi	3/2.0	1,624 (+6%)	22mo	$484,995	$299	57

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.05×
• Total profit: $-84,978
• Equity at exit: $47,713

10-year hold

• IRR: -49.8%
• Equity multiple: -0.51×
• Total profit: $-134,929
• Equity at exit: $27,668

Cash invested: $89,600 (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 75038

• Home prices YoY: -1.0%
• Rents YoY: 0.0%
• Active inventory: 131
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$575 /mo · $6,897/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-409

Break-even live

Break-even rent $3,020

Max offer price $247,807

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-318	+0% $-409	+5% $-499	+10% $-590
Rent	-10% $-606	-5% $-508	+0% $-409	+5% $-310	+10% $-211
Rate	-1.0pp $-248	-0.5pp $-327	base $-409	+0.5pp $-492	+1.0pp $-576

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4017 La Costa Ct Irving, TX	3.0	2.0	1703	$3,500	$2.06	0d	1	0.05mi
3739 Venice Dr Irving, TX	3.0	3.0	1988	$2,700	$1.36	20d	1	0.61mi
4131 Florence Dr Irving, TX	3.0	2.5	2084	$3,000	$1.44	5d	1	0.67mi
3503 W Walnut Hill Ln Irving, TX	1.0–3.0	1.0–2.0	1105	$2,621	$2.37	0d	17	0.68mi
3736 Sicily St Irving, TX	4.0	3.0	2235	$3,100	$1.39	15d	1	0.72mi
3725 Vienna St Irving, TX	3.0	2.5	1936	$2,700	$1.39	25d	1	0.79mi
3612 Vienna St Irving, TX	3.0	2.5	1454	$2,300	$1.58	0d	1	0.83mi
3203 W Walnut Hill Ln Irving, TX	2.0–3.0	2.0	1093	$1,850	$1.69	25d	11	0.89mi
4111 Polaris Dr Irving, TX	2.0	2.0	1067	$1,560	$1.46	25d	1	0.99mi
3800 Portland St Irving, TX	1.0–3.0	1.0–2.0	928	$2,370	$2.55	0d	30	1.20mi
3725 Northridge Dr Irving, TX	3.0	2.0	1420	$2,245	$1.58	45d	1	1.21mi
3725 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.5	873	$1,539	$1.76	0d	7	1.25mi
4013 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.0	897	$1,436	$1.60	0d	27	1.27mi
3541 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.0	873	$1,663	$1.90	0d	25	1.28mi
4323 North Shr Irving, TX	1.0–3.0	1.0–2.0	1025	$2,027	$1.98	0d	23	1.29mi
2727 W Walnut Hill Ln Irving, TX	1.0–3.0	1.0–2.0	949	$1,832	$1.93	0d	29	1.30mi
4421 Westminster Dr Irving, TX	3.0	2.0	1150	$1,875	$1.63	45d	1	1.32mi
3705 State Highway 161 Unit 1782 Irving, TX	2.0	2.0	1301	$1,785	$1.37	45d	1	1.34mi
3705 State Highway 161 Unit 3322 Irving, TX	2.0	2.0	1384	$1,767	$1.28	45d	1	1.34mi
4371 Madera Rd Unit 4 Irving, TX	2.0	2.5	1135	$1,900	$1.67	9d	1	1.40mi
2613 Amherst Ct Irving, TX	3.0	2.0	1150	$1,995	$1.73	45d	1	1.41mi
4260 Madera Rd Unit 2 Irving, TX	2.0	2.5	1135	$1,850	$1.63	25d	1	1.43mi
3829 Twin Falls St Irving, TX	4.0	2.0	1958	$2,950	$1.51	45d	1	1.44mi
4236 Cuesta Dr Irving, TX	2.0	2.5	1400	$2,150	$1.54	3d	1	1.49mi
4234 Cuesta Dr Irving, TX	2.0	2.5	1461	$2,050	$1.40	45d	1	1.50mi

Listing history 22 events

1. 2026-06-04
   statusdays on market $320,000 Pending 29 DOM
2. 2026-06-03
   days on market $320,000 Active Option Contract 28 DOM
3. 2026-06-02
   days on market $320,000 Active Option Contract 27 DOM
4. 2026-06-01
   days on market $320,000 Active Option Contract 26 DOM
5. 2026-05-31
   days on market $320,000 Active Option Contract 25 DOM
6. 2026-05-11
   historical Active Option Contract 610-char remark
7. 2026-05-05
   listed $320,000 Active 610-char remark
8. 2020-04-27
   soldstatus
9. 2020-04-24
   soldstatus Sold 732-char remark

   Show marketing remark (732 chars)

   This is it!! RARE FIND IN THE HEART OF IRVING! This charming home boasts a spacious living area with vaulted ceiling, floor to ceiling woodburning fireplace, plantation shutters, 2nd living area with sliding door access to the huge open deck for relaxing, cozy kitchen with like-new SS dishwasher & the oven, split bedrooms, sprinkler system, & large backyard. Fridge included. Updates are fresh paint, resurfaced bathrooms, a new sliding door at the breakfast area, deco-lights & updated driveway. The utility room is conveniently located next to the kitchen. Easy access to DFW airport, highway161,635,114, in the metroplex. Spacious 2 car rear entry garage with epoxy floor. This home is move in ready. Welcome home!

10. 2020-03-26
    status Pending 732-char remark

    Show marketing remark (732 chars)

    This is it!! RARE FIND IN THE HEART OF IRVING! This charming home boasts a spacious living area with vaulted ceiling, floor to ceiling woodburning fireplace, plantation shutters, 2nd living area with sliding door access to the huge open deck for relaxing, cozy kitchen with like-new SS dishwasher & the oven, split bedrooms, sprinkler system, & large backyard. Fridge included. Updates are fresh paint, resurfaced bathrooms, a new sliding door at the breakfast area, deco-lights & updated driveway. The utility room is conveniently located next to the kitchen. Easy access to DFW airport, highway161,635,114, in the metroplex. Spacious 2 car rear entry garage with epoxy floor. This home is move in ready. Welcome home!

11. 2020-03-21
    historical Active Option Contract 732-char remark

    Show marketing remark (732 chars)

    This is it!! RARE FIND IN THE HEART OF IRVING! This charming home boasts a spacious living area with vaulted ceiling, floor to ceiling woodburning fireplace, plantation shutters, 2nd living area with sliding door access to the huge open deck for relaxing, cozy kitchen with like-new SS dishwasher & the oven, split bedrooms, sprinkler system, & large backyard. Fridge included. Updates are fresh paint, resurfaced bathrooms, a new sliding door at the breakfast area, deco-lights & updated driveway. The utility room is conveniently located next to the kitchen. Easy access to DFW airport, highway161,635,114, in the metroplex. Spacious 2 car rear entry garage with epoxy floor. This home is move in ready. Welcome home!

12. 2020-03-17
    listed $219,900 Active 732-char remark

    Show marketing remark (732 chars)

    This is it!! RARE FIND IN THE HEART OF IRVING! This charming home boasts a spacious living area with vaulted ceiling, floor to ceiling woodburning fireplace, plantation shutters, 2nd living area with sliding door access to the huge open deck for relaxing, cozy kitchen with like-new SS dishwasher & the oven, split bedrooms, sprinkler system, & large backyard. Fridge included. Updates are fresh paint, resurfaced bathrooms, a new sliding door at the breakfast area, deco-lights & updated driveway. The utility room is conveniently located next to the kitchen. Easy access to DFW airport, highway161,635,114, in the metroplex. Spacious 2 car rear entry garage with epoxy floor. This home is move in ready. Welcome home!

13. 2015-11-25
    soldstatus
14. 2015-11-23
    soldstatus Sold

    Show marketing remark (201 chars)

    Charming Home in Quiet Community with Large Backyard. Well Maintained, Single Story Floorplan with Recent Paint, Bathroom Updates, and Landscaping. 2nd Living Area Could Be 3rd Bedroom or Office-Study.

15. 2015-10-21
    status Pending

    Show marketing remark (201 chars)

    Charming Home in Quiet Community with Large Backyard. Well Maintained, Single Story Floorplan with Recent Paint, Bathroom Updates, and Landscaping. 2nd Living Area Could Be 3rd Bedroom or Office-Study.

16. 2015-10-15
    historical Active Option Contract

    Show marketing remark (201 chars)

    Charming Home in Quiet Community with Large Backyard. Well Maintained, Single Story Floorplan with Recent Paint, Bathroom Updates, and Landscaping. 2nd Living Area Could Be 3rd Bedroom or Office-Study.

17. 2015-08-24
    listed $184,000 Active

    Show marketing remark (201 chars)

    Charming Home in Quiet Community with Large Backyard. Well Maintained, Single Story Floorplan with Recent Paint, Bathroom Updates, and Landscaping. 2nd Living Area Could Be 3rd Bedroom or Office-Study.

18. 2003-12-29
    soldstatus
19. 2003-11-28
    historical
20. 2003-10-13
    listed $135,000
21. 2002-12-17
    soldstatus
22. 1987-11-18
    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: $6,897 · $575/mo
• Projected year-2 tax: $6,897 · $575/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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,038
• − Mortgage interest: −$17,925
• − Property taxes: −$6,897
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$9,309
• Taxable loss: −$10,499
• Est. tax savings @ 24.0%: +$2,520
• After-tax cash flow: $-2,384/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: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 of 826 in TX

Livability — Irving

• Score: 80/100
• State rank: #45
• US rank: #1913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irving, TX
• County: Dallas County · 2,612,404 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,755
• Household income: $68,990
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 1861.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 33% Asian 27% Hispanic / Latino 21% White 16% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Swedish 1% Portuguese 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 48% English-only · Spanish 17% Other Indo-European 16% Other Asian/Pacific 7%

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: ▼ -3.12%
• Current HPI: 295.2528
• Rent YoY: ▬ 0.04%
• 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

+137.0% since first listed

20 events — show timeline

• 2026-06-04 Pending — NTREIS
• 2026-05-26 Contingent — NTREIS
• 2026-05-21 Relisted — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-05 Listed $320,000 NTREIS
• 2020-04-27 Sold (Public Records) — Public Records
• 2020-04-24 Sold (MLS) — NTREIS
• 2020-03-26 Pending — NTREIS
• 2020-03-21 Contingent — NTREIS
• 2020-03-17 Listed $219,900 NTREIS
• 2015-11-25 Sold (Public Records) — Public Records
• 2015-11-23 Sold (MLS) — NTREIS
• 2015-10-21 Pending — NTREIS
• 2015-10-15 Contingent — NTREIS
• 2015-08-24 Listed $184,000 NTREIS
• 2003-12-29 Sold (Public Records) — Public Records
• 2003-11-28 Listing Removed — NTREIS
• 2003-10-13 Listed $135,000 NTREIS
• 2002-12-17 Sold (Public Records) — Public Records
• 1987-11-18 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $6,897 · +7.2% YoY. Source: county tax records.