2512 Collingwood Dr · Farmers Branch, TX 75234

$220,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 165 Days on market

Built 1955 7,500 sqft lot $233/sqft · 21% below area Est $277k · 21% under ↓ 12% since listing

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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 +9.2/30.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

Key facts

• 7,500 sq ft lot
• 3 garage spots
• Built 1955

🏷️ Possibly a rental listed for sale. The $220,000 price doesn't fit this home's estimated sale value (~$277,346) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (14.7% below list).
• Recommended offer: $188k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Farmers Branch — 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 76/100 on livability (#100 in TX, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: commute F.
• Carrollton-Farmers Branch ISD (suburban): math 31% / reading 36% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Farmers Branch El (math 29% / reading 33%, grade F, #2,429 of 4,322 statewide, top 57%, 488 students, 83% FRL); Field Middle (math 28% / reading 33%, grade F, #1,036 of 1,662 statewide, top 63%, 963 students, 80% FRL); Turner H S (math 26% / reading 30%, grade F, #1,170 of 1,632 statewide, top 72%, 2,107 students, 70% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 163 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 165 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,682 (14.7% 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 165 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $277,346
• List price: $220,000
• Delta: -20.68%
• 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
2532 Collingwood Dr	0.06mi	3/1.0	922 (-2%)	7mo	$275,000	$298	88
13929 Montvale Dr	0.28mi	3/1.0	941 (-0%)	3mo	$309,900	$329	84
2579 Springvale Dr	0.18mi	2/1.0 (-1)	918 (-3%)	2mo	$240,000	$261	80
2553 Avenel Dr	0.14mi	3/1.0	989 (+5%)	14mo	$299,000	$302	74
2663 Springvale Dr	0.30mi	3/1.0	1,026 (+9%)	2mo	$325,000	$317	70
13831 Sundown Trl	0.58mi	3/1.5	928 (-2%)	2mo	$289,900	$312	66
2509 Rugby Ln	0.11mi	3/1.0	1,044 (+10%)	18mo	$269,000	$258	63
2666 Wicker Ave	0.51mi	3/2.0	925 (-2%)	9mo	$275,000	$297	61
13944 Dennis Ln	0.61mi	3/1.0	970 (+3%)	10mo	$249,888	$258	58
2619 Richland Ave	0.56mi	3/1.0	1,047 (+11%)	1mo	$311,900	$298	55
2633 Valwood Pkwy	0.36mi	3/2.0	1,036 (+10%)	13mo	$315,900	$305	52
13615 Stardust Ln	0.67mi	3/1.0	1,080 (+14%)	15mo	$315,000	$292	32

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-51,592
• Equity at exit: $32,803

10-year hold

• IRR: -36.5%
• Equity multiple: -0.29×
• Total profit: $-79,332
• Equity at exit: $19,022

Cash invested: $61,600 (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 75234

• Rents YoY: -1.3%
• Active inventory: 163
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$403 /mo · $4,835/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-166

Break-even live

Break-even rent $2,086

Max offer price $190,739

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-103	+0% $-166	+5% $-228	+10% $-290
Rent	-10% $-314	-5% $-240	+0% $-166	+5% $-92	+10% $-17
Rate	-1.0pp $-55	-0.5pp $-110	base $-166	+0.5pp $-223	+1.0pp $-281

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2559 Valwood Pkwy Dallas, TX	3.0	1.0	938	$1,750	$1.87	45d	1	0.19mi
13929 Montvale Dr Dallas, TX	3.0	1.0	941	$2,200	$2.34	45d	1	0.28mi
2617 Fieldale Dr Dallas, TX	3.0	1.0	1000	$2,025	$2.02	45d	1	0.33mi
1910 S Josey Ln Carrollton, TX	1.0–2.0	1.0–2.0	856	$1,498	$1.75	0d	13	0.40mi
1729 Cox St Carrollton, TX	2.0	1.0	800	$1,440	$1.80	1d	1	0.66mi
1809 Cox St Carrollton, TX	1.0–3.0	1.0–2.0	800	$1,718	$2.15	1d	12	0.67mi
2730 Fyke Rd Dallas, TX	2.0	1.5	858	$1,320	$1.54	26d	1	0.74mi
2514 Valley View Ln Farmers Branch, TX	2.0	2.0	1053	$1,375	$1.31	45d	1	0.93mi
2500 Pepperwood St Dallas, TX	1.0–2.0	1.0–2.0	934	$1,987	$2.13	0d	41	1.03mi
1415 S Broadway St Carrollton, TX	2.0	1.0–2.0	789	$2,355	$2.98	1d	27	1.08mi
1610 E Belt Line Rd Carrollton, TX	1.0–2.0	1.0	631	$1,380	$2.19	9d	5	1.14mi
1111 S Main St Carrollton, TX	1.0–2.0	1.0–2.0	885	$2,235	$2.53	0d	22	1.15mi
1011 S Main St Carrollton, TX	2.0	1.0–2.0	808	$2,387	$2.95	0d	35	1.21mi
2604 Danny Ln Dallas, TX	3.0	1.5	1008	$2,350	$2.33	45d	1	1.32mi
2809 Lineville Dr #105 Dallas, TX	2.0	1.5	985	$1,750	$1.78	9d	1	1.36mi
2803 Rio Branco St #201 Dallas, TX	2.0	2.0	916	$1,750	$1.91	9d	1	1.38mi
2803 Rio Branco St Dallas, TX	2.0	2.0	916	$1,800	$1.97	45d	1	1.38mi
2809 Rio Branco St Apt 204D Dallas, TX	2.0	2.0	917	$1,600	$1.74	26d	1	1.43mi
1919 Walnut Plz Carrollton, TX	1.0–2.0	1.0–1.5	846	$1,475	$1.74	3d	35	1.46mi
1815 Spring Ave Carrollton, TX	3.0	1.0	1125	$1,800	$1.60	45d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $220,000 Active 165 DOM
2. 2026-06-18
   days on market $220,000 Active 162 DOM
3. 2026-06-17
   days on market $220,000 Active 161 DOM
4. 2026-06-16
   days on market $220,000 Active 160 DOM
5. 2026-06-15
   days on market $220,000 Active 159 DOM
6. 2026-06-13
   days on market $220,000 Active 157 DOM
7. 2026-06-13
   days on market $220,000 Active 156 DOM
8. 2026-06-09
   days on market $220,000 Active 153 DOM
9. 2026-06-08
   days on market $220,000 Active 152 DOM
10. 2026-06-07
    days on market $220,000 Active 151 DOM
11. 2026-06-04
    days on market $220,000 Active 148 DOM
12. 2026-06-03
    days on market $220,000 Active 147 DOM
13. 2026-06-02
    days on market $220,000 Active 146 DOM
14. 2026-06-01
    days on market $220,000 Active 145 DOM
15. 2026-05-31
    days on market $220,000 Active 144 DOM
16. 2026-04-14
    price $220,000 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

17. 2026-03-27
    price $225,000 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

18. 2026-02-14
    price $230,000 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

19. 2026-02-05
    price $235,000 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

20. 2026-01-28
    price $240,000 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

21. 2026-01-06
    listed $250,000 Active 234-char remark

    Show marketing remark (234 chars)

    SELLER FINANCE!!! Bring your ideas to make this your new home. 3- car tandem garage or large workshop. Tenant occupied, may need up to 90 days for possession. 2-hour minimum notice required. Showings between 10:00 AM & 6:00 PM

22. 1987-02-16
    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: $4,835 · $403/mo
• Projected year-2 tax: $4,835 · $403/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 6/10 Major 27% 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: $22,522
• − Mortgage interest: −$12,323
• − Property taxes: −$4,835
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$6,400
• Taxable loss: −$5,741
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $-610/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: Carrollton-Farmers Branch ISD
• NCES district ID: 4813050
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $60,131
• Composite: 30.06/100
• National rank: #6350
• State rank: #518 of 826 in TX

Livability — Farmers Branch

• Score: 76/100
• State rank: #100
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmers Branch, TX
• County: Dallas County · 2,612,404 people
• City population: 32,961
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,961
• Household income: $86,733
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1021.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 32% Two or more races 11% Asian 11% Black 6%
• Hispanic origin (detail): Mexican 36% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Jamaica
• Languages at home: 48% English-only · Spanish 42% Other Asian/Pacific 3% Other Indo-European 3%

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: ▼ -325.83%
• Current HPI: 326.1548
• Rent YoY: ▼ -1.27%
• 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

-12.0% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $220,000 NTREIS
• 2026-03-27 Price Changed $225,000 NTREIS
• 2026-02-14 Price Changed $230,000 NTREIS
• 2026-02-05 Price Changed $235,000 NTREIS
• 2026-01-28 Price Changed $240,000 NTREIS
• 2026-01-06 Listed $250,000 NTREIS
• 1987-02-16 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,835 · +7.5% YoY. Source: county tax records.