1004 Rosewood Dr · DeSoto, TX 75115

$225,000

3 bd · 2.5 ba · 2,372 sqft · SingleFamily public records · 71 Days on market

Built 1973 10,106 sqft lot $95/sqft · 25% below area Est $299k · 25% 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 +10.6/30.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this investor-friendly property in a well-established neighborhood filled with mature trees. With strong potential and good bones, this home offers a great opportunity for updates and personalization. Inside, the layout provides plenty of space with two living areas, including a large main living room featuring built-in cabinetry that adds character and functionality. The home includes three bedrooms, along with another room that is ideal for working from home, hobbies, or flexible use depending on your needs. This home is in an established neighborhood filled with many mature trees and offers a great location with easy access to I-35, as well as nearby dining, shopping, and local schools. Whether you're an investor looking for your next project or a buyer ready to bring new life to a home with strong potential, this property offers an opportunity to create something special.

Key facts

• Easy access to i 35
• Two living areas
• Built in cabinetry

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• TWO LIVING AREAS
• LARGE MAIN LIVING ROOM
• BUILT IN CABINETRY
• ANOTHER ROOM FOR FLEXIBLE USE
• EASY ACCESS TO I 35

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 34% 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 $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 71 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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

• Watch-outs: property tax is 3.7% of price.
• 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 $205,252 (8.8% 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 71 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 1.04% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 8.0

CMA / ARV

• ARV (median comp): $298,893
• List price: $225,000
• Delta: -24.72%
• 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
1004 Rosewood Dr	0.00mi	3/2.5	2,372 (0%)	1mo	$225,000	$95	100
925 Prairie Creek Dr	0.24mi	3/2.5	2,332 (-2%)	6mo	$325,000	$139	81
1044 Peach Ln	0.18mi	3/2.0	2,588 (+9%)	2mo	$339,900	$131	72
642 Ray Ave	0.46mi	4/2.5 (+1)	2,366 (-0%)	5mo	$360,000	$152	69
934 Live Oak Dr	0.36mi	4/3.0 (+1)	2,475 (+4%)	1mo	$240,000	$97	68
613 Worley Glen Ave	0.49mi	4/2.5 (+1)	2,498 (+5%)	6mo	$349,900	$140	59
604 The Meadows Pkwy	0.65mi	3/2.0	2,142 (-10%)	0mo	$200,000	$93	51
1310 Ranch Valley Dr	0.66mi	3/3.0	2,215 (-7%)	7mo	$275,000	$124	50
544 Missionary Rdg	0.72mi	4/3.0 (+1)	2,472 (+4%)	4mo	$355,000	$144	49
649 The Meadows Pkwy	0.53mi	3/3.0	2,663 (+12%)	5mo	$365,000	$137	48
1301 Ranch Valley Dr	0.62mi	3/2.0	2,683 (+13%)	1mo	$359,900	$134	46
629 N Parks Dr	0.74mi	3/2.0	2,145 (-10%)	4mo	$279,999	$131	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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-50,161
• Equity at exit: $33,548

10-year hold

• IRR: -36.2%
• Equity multiple: -0.24×
• Total profit: $-78,223
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$689 /mo · $8,270/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-112

Break-even live

Break-even rent $2,485

Max offer price $205,252

Occupancy floor 100%

Sensitivity live

Price	-10% $16	-5% $-48	+0% $-112	+5% $-175	+10% $-239
Rent	-10% $-297	-5% $-204	+0% $-112	+5% $-19	+10% $73
Rate	-1.0pp $2	-0.5pp $-55	base $-112	+0.5pp $-170	+1.0pp $-229

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Briarwood Ln Desoto, TX	4.0	3.0	2078	$8,750	$4.21	24d	1	0.24mi
1044 Briarwood Ln Unit 1051607P DeSoto, TX	4.0	3.0	2077	$14,645	$7.05	26d	1	0.24mi
829 Hunters Creek Dr Desoto, TX	3.0	2.0	2187	$2,500	$1.14	45d	1	0.24mi
726 Cottonwood Cir Desoto, TX	3.0	2.0	1900	$2,350	$1.24	45d	1	0.38mi
616 Havencrest Dr Desoto, TX	3.0	2.5	1855	$2,350	$1.27	24d	1	0.64mi
629 N Parks Dr Desoto, TX	3.0	2.0	2145	$2,500	$1.17	45d	1	0.71mi
1201 Post Oak Ln Desoto, TX	3.0	3.0	2631	$3,200	$1.22	0d	1	0.73mi
705 Timber Trl Desoto, TX	4.0	2.5	2048	$2,370	$1.16	45d	1	0.73mi
1325 Forest Crk Desoto, TX	4.0	3.5	2950	$2,683	$0.91	6d	1	0.75mi
921 Cedar Ridge Dr Unit 919 DeSoto, TX	3.0	2.0	1700	$2,150	$1.26	5d	1	0.80mi
334 Lisa Ln Desoto, TX	4.0	3.0	2034	$9,750	$4.79	26d	1	0.82mi
334 Lisa Ln Unit 1019597P DeSoto, TX	4.0	3.0	2023	$16,361	$8.09	24d	1	0.82mi
1105 Cedar Ridge Dr Desoto, TX	3.0	2.0	1848	$1,905	$1.03	5d	1	0.84mi
744 Teresa Dr Desoto, TX	4.0	2.5	2335	$2,420	$1.04	45d	1	0.85mi
831 Ash Grove Ln Desoto, TX	3.0	2.0	1954	$1,975	$1.01	9d	1	0.89mi
827 Ash Grove Ln Unit 829 DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	7d	1	0.89mi
829 Ash Grove Ln DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	9d	1	0.89mi
160 N Crestwood Blvd Desoto, TX	3.0	2.0	1934	$1,850	$0.96	9d	1	0.89mi
524 E Lanett Dr Desoto, TX	3.0	3.5	1908	$2,320	$1.22	45d	1	1.09mi
522 E Lanett Dr Desoto, TX	3.0	2.0	1822	$2,385	$1.31	45d	1	1.10mi
1204 Laurie Ave Desoto, TX	4.0	2.0	2104	$2,895	$1.38	17d	1	1.15mi
127 N Crestwood Blvd Desoto, TX	3.0	2.0	1800	$2,100	$1.17	45d	1	1.26mi
201 David Unit 203 DeSoto, TX	3.0	2.0	2300	$2,200	$0.96	45d	1	1.32mi
176 Palm Dr Lancaster, TX	3.0	2.0	2014	$2,200	$1.09	24d	1	1.42mi
912 Oak Trl Desoto, TX	3.0	2.0	1722	$2,000	$1.16	9d	1	1.46mi
2720 Wild Grove Ln Unit 1340976P Lancaster, TX	4.0	2.0	1732	$15,834	$9.14	24d	1	1.49mi
2720 Wild Grove Ln Lancaster, TX	4.0	2.0	1733	$8,750	$5.05	45d	1	1.49mi
816 Woodridge Dr Desoto, TX	4.0	2.0	1922	$2,988	$1.55	45d	1	1.49mi

Listing history 11 events

1. 2026-05-19
   historical Active Option Contract 912-char remark

   Show marketing remark (912 chars)

   Opportunity awaits with this investor-friendly property in a well-established neighborhood filled with mature trees. With strong potential and good bones, this home offers a great opportunity for updates and personalization. Inside, the layout provides plenty of space with two living areas, including a large main living room featuring built-in cabinetry that adds character and functionality. The home includes three bedrooms, along with another room that is ideal for working from home, hobbies, or flexible use depending on your needs. This home is in an established neighborhood filled with many mature trees and offers a great location with easy access to I-35, as well as nearby dining, shopping, and local schools. Whether you're an investor looking for your next project or a buyer ready to bring new life to a home with strong potential, this property offers an opportunity to create something special.

2. 2026-04-30
   status Active 912-char remark

   Show marketing remark (912 chars)

   Opportunity awaits with this investor-friendly property in a well-established neighborhood filled with mature trees. With strong potential and good bones, this home offers a great opportunity for updates and personalization. Inside, the layout provides plenty of space with two living areas, including a large main living room featuring built-in cabinetry that adds character and functionality. The home includes three bedrooms, along with another room that is ideal for working from home, hobbies, or flexible use depending on your needs. This home is in an established neighborhood filled with many mature trees and offers a great location with easy access to I-35, as well as nearby dining, shopping, and local schools. Whether you're an investor looking for your next project or a buyer ready to bring new life to a home with strong potential, this property offers an opportunity to create something special.

3. 2026-03-24
   historical Active Option Contract 912-char remark

   Show marketing remark (912 chars)

   Opportunity awaits with this investor-friendly property in a well-established neighborhood filled with mature trees. With strong potential and good bones, this home offers a great opportunity for updates and personalization. Inside, the layout provides plenty of space with two living areas, including a large main living room featuring built-in cabinetry that adds character and functionality. The home includes three bedrooms, along with another room that is ideal for working from home, hobbies, or flexible use depending on your needs. This home is in an established neighborhood filled with many mature trees and offers a great location with easy access to I-35, as well as nearby dining, shopping, and local schools. Whether you're an investor looking for your next project or a buyer ready to bring new life to a home with strong potential, this property offers an opportunity to create something special.

4. 2026-03-09
   listed $225,000 Active 912-char remark

   Show marketing remark (912 chars)

   Opportunity awaits with this investor-friendly property in a well-established neighborhood filled with mature trees. With strong potential and good bones, this home offers a great opportunity for updates and personalization. Inside, the layout provides plenty of space with two living areas, including a large main living room featuring built-in cabinetry that adds character and functionality. The home includes three bedrooms, along with another room that is ideal for working from home, hobbies, or flexible use depending on your needs. This home is in an established neighborhood filled with many mature trees and offers a great location with easy access to I-35, as well as nearby dining, shopping, and local schools. Whether you're an investor looking for your next project or a buyer ready to bring new life to a home with strong potential, this property offers an opportunity to create something special.

5. 2023-01-23
   soldstatus
6. 2010-07-30
   soldstatus 421-char remark

   Show marketing remark (421 chars)

   PRICED TO SELL! 4 BEDROOMS, 2 LIVING, 2 DINING AREAS, 2 & A HALF BATHS + SUNROOM + SPACIOUS DEN WITH PRETTY ROCK FIREPLACE AND BUILT-INS * TILE FLOORS IN KITCHEN AND BREAKFAST AREA * BUILT-IN HUTCH * FORMAL LIVING-DINING ROOM * 4TH BDRM SEPARATE * BIG UTILITY ROOM * DRESSING AREA IN MASTER & WALK-IN CLOSET * PRETTY YARD WITH TREES * SELLER WANTS TO SELL 'AS IS' * AHS HOME WARRANTY BEING OFFERED *

7. 2010-07-30
   soldstatus

   Show marketing remark (421 chars)

   PRICED TO SELL! 4 BEDROOMS, 2 LIVING, 2 DINING AREAS, 2 & A HALF BATHS + SUNROOM + SPACIOUS DEN WITH PRETTY ROCK FIREPLACE AND BUILT-INS * TILE FLOORS IN KITCHEN AND BREAKFAST AREA * BUILT-IN HUTCH * FORMAL LIVING-DINING ROOM * 4TH BDRM SEPARATE * BIG UTILITY ROOM * DRESSING AREA IN MASTER & WALK-IN CLOSET * PRETTY YARD WITH TREES * SELLER WANTS TO SELL 'AS IS' * AHS HOME WARRANTY BEING OFFERED *

8. 2010-07-26
   historical 421-char remark

   Show marketing remark (421 chars)

   PRICED TO SELL! 4 BEDROOMS, 2 LIVING, 2 DINING AREAS, 2 & A HALF BATHS + SUNROOM + SPACIOUS DEN WITH PRETTY ROCK FIREPLACE AND BUILT-INS * TILE FLOORS IN KITCHEN AND BREAKFAST AREA * BUILT-IN HUTCH * FORMAL LIVING-DINING ROOM * 4TH BDRM SEPARATE * BIG UTILITY ROOM * DRESSING AREA IN MASTER & WALK-IN CLOSET * PRETTY YARD WITH TREES * SELLER WANTS TO SELL 'AS IS' * AHS HOME WARRANTY BEING OFFERED *

9. 2010-04-01
   listed $104,900 421-char remark

   Show marketing remark (421 chars)

   PRICED TO SELL! 4 BEDROOMS, 2 LIVING, 2 DINING AREAS, 2 & A HALF BATHS + SUNROOM + SPACIOUS DEN WITH PRETTY ROCK FIREPLACE AND BUILT-INS * TILE FLOORS IN KITCHEN AND BREAKFAST AREA * BUILT-IN HUTCH * FORMAL LIVING-DINING ROOM * 4TH BDRM SEPARATE * BIG UTILITY ROOM * DRESSING AREA IN MASTER & WALK-IN CLOSET * PRETTY YARD WITH TREES * SELLER WANTS TO SELL 'AS IS' * AHS HOME WARRANTY BEING OFFERED *

10. 1986-12-23
    soldstatus
11. 1982-07-01
    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: $8,270 · $689/mo
• Projected year-2 tax: $8,270 · $689/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 ≥110°F today · 25 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: $28,118
• − Mortgage interest: −$12,603
• − Property taxes: −$8,270
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$6,545
• Taxable loss: −$4,925
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $-159/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

+114.5% since first listed

11 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-04-30 Relisted — NTREIS
• 2026-03-24 Contingent — NTREIS
• 2026-03-09 Listed $225,000 NTREIS
• 2023-01-23 Sold (Public Records) — Public Records
• 2010-07-30 Sold (Public Records) — Public Records
• 2010-07-30 Sold (MLS) — NTREIS
• 2010-07-26 Listing Removed — NTREIS
• 2010-04-01 Listed $104,900 NTREIS
• 1986-12-23 Sold (Public Records) — Public Records
• 1982-07-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $8,270 · +7.1% YoY. Source: county tax records.