1716 John Smith Dr · Irving, TX 75061

$330,000

4 bd · 1.5 ba · 1,935 sqft · SingleFamily public records · 96 Days on market

Built 1954 7,405 sqft lot $171/sqft · 6% below area Est $350k · 6% under

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Why this score? — see what drove the F 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 +10.1/15.0
• Cash flow +8.0/30.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 6-bedroom, 3.5-bath home offers incredible flexibility for a variety of living arrangements. The previous owner utilized the home as an investment property, creating strong income potential. With generous square footage and multiple bedrooms, it presents a unique opportunity for both investors and homeowners alike. Most furniture in photos is negotiable with acceptable offer.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (23.0% below list).
• Recommended offer: $254k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• Market conditions: Rents flat; 101 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• At $2,542/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 2930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 96 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $254,176 (23.0% 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 96 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $349,900
• List price: $330,000
• Delta: -5.69%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 Standish Dr	0.06mi	4/2.0	1,970 (+2%)	2mo	$324,900	$165	91
1812 Pilgrim Dr	0.20mi	3/2.0 (-1)	2,092 (+8%)	2mo	$385,000	$184	69
2606 William Brewster Dr	0.57mi	5/2.5 (+1)	1,945 (+0%)	3mo	$349,900	$180	61
1904 Sunnybrook Dr	0.50mi	3/2.0 (-1)	1,912 (-1%)	8mo	$420,000	$220	61
1809 James St	0.28mi	3/2.0 (-1)	1,728 (-11%)	3mo	$300,000	$174	60
1912 Sunnybrook Dr	0.51mi	3/2.0 (-1)	1,826 (-6%)	1mo	$405,000	$222	59
1601 Briarwood Ln	0.49mi	4/2.0	1,787 (-8%)	9mo	$349,999	$196	55
1719 Belmead Ln	0.45mi	4/3.0	1,756 (-9%)	3mo	$320,000	$182	55
1912 S Harvard St	0.69mi	3/2.0 (-1)	2,027 (+5%)	1mo	$310,000	$153	52
820 Belltower Dr	0.66mi	3/3.0 (-1)	1,810 (-6%)	4mo	$389,000	$215	44
909 Lexington Dr	0.71mi	4/2.0	1,692 (-13%)	3mo	$279,000	$165	41
2812 William Brewster Dr	0.74mi	4/3.0	2,162 (+12%)	1mo	$454,000	$210	39

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.13×
• Total profit: $-80,551
• Equity at exit: $49,204

10-year hold

• IRR: -33.5%
• Equity multiple: -0.30×
• Total profit: $-119,800
• Equity at exit: $28,532

Cash invested: $92,400 (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 75061

• Rents YoY: 0.7%
• Active inventory: 101
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$477 /mo · $5,721/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-337

Break-even live

Break-even rent $2,968

Max offer price $270,498

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Puritan Dr Irving, TX	5.0	2.0	1947	$8,250	$4.24	24d	1	0.24mi
1919 Puritan Dr Unit 1019566P Irving, TX	5.0	2.0	1937	$13,405	$6.92	21d	1	0.24mi
2404 Crestview Cir Irving, TX	5.0	2.5	2497	$5,000	$2.00	1d	1	0.54mi
1800 Navajo Pl Irving, TX	3.0	2.5	1557	$2,300	$1.48	7d	1	0.63mi
1809 Salem St Unit 1019481P Irving, TX	4.0	2.0	1517	$13,891	$9.16	21d	1	0.64mi
1809 Salem St Irving, TX	4.0	2.0	1523	$8,750	$5.75	24d	1	0.64mi
2540 W Rochelle Rd Irving, TX	4.0	3.0	1600	$2,600	$1.62	43d	1	0.76mi
2508 McClure St Irving, TX	4.0	2.0	1895	$2,500	$1.32	43d	1	0.77mi
2613 Fairbrook St Irving, TX	4.0	3.5	1876	$2,699	$1.44	7d	1	0.82mi
2717 Wesleyan Dr Irving, TX	4.0	2.0	1603	$2,295	$1.43	43d	1	0.85mi
2138 Onetta Dr Irving, TX	3.0	2.0	1467	$2,085	$1.42	24d	1	0.91mi
111 Saint Clair Dr E Irving, TX	3.0	2.0	1362	$2,500	$1.84	43d	1	0.94mi
2346 N MacArthur Blvd Irving, TX	1.0–3.0	1.0–2.0	1031	$1,616	$1.57	1d	27	0.95mi
2801 Clearbrook Dr Irving, TX	3.0	2.0	2259	$3,500	$1.55	43d	1	0.98mi
2924 Pritchett Dr Irving, TX	3.0	2.0	1579	$2,245	$1.42	18d	1	1.03mi
919 W Rochelle Rd Unit 921 Irving, TX	3.0	2.5	1495	$1,895	$1.27	43d	1	1.17mi
2003 N O Connor Rd Irving, TX	3.0	2.0	1682	$8,850	$5.26	43d	1	1.20mi
3031 Lela St Irving, TX	3.0	2.0	1242	$2,150	$1.73	43d	1	1.22mi
2213 Jimmydee Dr Irving, TX	3.0	2.0	1393	$2,400	$1.72	14d	1	1.30mi
1621 Finley Rd Irving, TX	3.0	2.0	1645	$2,300	$1.40	7d	1	1.31mi
110 Crandall Rd Unit 112-Right Side Irving, TX	3.0	2.5	1425	$1,975	$1.39	43d	1	1.36mi
3506 Bangor Ct E Irving, TX	3.0	1.5	1469	$2,250	$1.53	43d	1	1.43mi
1928 Canterbury St Irving, TX	4.0	2.0	1790	$2,509	$1.40	43d	1	1.43mi
1009 McCoy Dr Irving, TX	4.0	3.0	2285	$3,000	$1.31	24d	1	1.44mi

Listing history 33 events

1. 2026-06-18
   days on market $330,000 Active 96 DOM
2. 2026-06-17
   days on market $330,000 Active 95 DOM
3. 2026-06-16
   days on market $330,000 Active 94 DOM
4. 2026-06-15
   days on market $330,000 Active 93 DOM
5. 2026-06-13
   days on market $330,000 Active 91 DOM
6. 2026-06-13
   days on market $330,000 Active 90 DOM
7. 2026-06-09
   days on market $330,000 Active 87 DOM
8. 2026-06-08
   days on market $330,000 Active 86 DOM
9. 2026-06-07
   days on market $330,000 Active 85 DOM
10. 2026-06-04
    days on market $330,000 Active 82 DOM
11. 2026-06-03
    days on market $330,000 Active 81 DOM
12. 2026-06-02
    days on market $330,000 Active 80 DOM
13. 2026-06-01
    days on market $330,000 Active 79 DOM
14. 2026-05-31
    days on market $330,000 Active 78 DOM
15. 2026-04-10
    price $349,000 394-char remark

    Show marketing remark (394 chars)

    This spacious 6-bedroom, 3.5-bath home offers incredible flexibility for a variety of living arrangements. The previous owner utilized the home as an investment property, creating strong income potential. With generous square footage and multiple bedrooms, it presents a unique opportunity for both investors and homeowners alike. Most furniture in photos is negotiable with acceptable offer.

16. 2026-03-07
    listed $375,000 Active 394-char remark

    Show marketing remark (394 chars)

    This spacious 6-bedroom, 3.5-bath home offers incredible flexibility for a variety of living arrangements. The previous owner utilized the home as an investment property, creating strong income potential. With generous square footage and multiple bedrooms, it presents a unique opportunity for both investors and homeowners alike. Most furniture in photos is negotiable with acceptable offer.

17. 2021-10-18
    soldstatus
18. 2021-10-15
    soldstatus Sold 493-char remark

    Show marketing remark (493 chars)

    Charming 5 bed, huge living room, foyer, and laundry room. Ceramic tile and Hardwood floors throughout entire home. No Carpet! Great room at back of home could be used as office. Walking distance to the elementary, junior high school. Minutes away from DFW Airport and Love Field Airport. Minutes away from Dallas, Coppell, Carrollton, Farmer Branch, Addison, Lewisville, Euless, Bedford, Hurst, Grand Prairie, Arlington, and Fort Worth. Walking distance from restaurants and shopping centers.

19. 2021-09-16
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Charming 5 bed, huge living room, foyer, and laundry room. Ceramic tile and Hardwood floors throughout entire home. No Carpet! Great room at back of home could be used as office. Walking distance to the elementary, junior high school. Minutes away from DFW Airport and Love Field Airport. Minutes away from Dallas, Coppell, Carrollton, Farmer Branch, Addison, Lewisville, Euless, Bedford, Hurst, Grand Prairie, Arlington, and Fort Worth. Walking distance from restaurants and shopping centers.

20. 2021-08-17
    price $269,900 493-char remark

    Show marketing remark (493 chars)

    Charming 5 bed, huge living room, foyer, and laundry room. Ceramic tile and Hardwood floors throughout entire home. No Carpet! Great room at back of home could be used as office. Walking distance to the elementary, junior high school. Minutes away from DFW Airport and Love Field Airport. Minutes away from Dallas, Coppell, Carrollton, Farmer Branch, Addison, Lewisville, Euless, Bedford, Hurst, Grand Prairie, Arlington, and Fort Worth. Walking distance from restaurants and shopping centers.

21. 2021-07-07
    listed $299,900 Active 493-char remark

    Show marketing remark (493 chars)

    Charming 5 bed, huge living room, foyer, and laundry room. Ceramic tile and Hardwood floors throughout entire home. No Carpet! Great room at back of home could be used as office. Walking distance to the elementary, junior high school. Minutes away from DFW Airport and Love Field Airport. Minutes away from Dallas, Coppell, Carrollton, Farmer Branch, Addison, Lewisville, Euless, Bedford, Hurst, Grand Prairie, Arlington, and Fort Worth. Walking distance from restaurants and shopping centers.

22. 2021-04-25
    historical
23. 2021-04-23
    listed $286,670 Active
24. 2019-02-19
    soldstatus
25. 2019-02-15
    soldstatus Sold
26. 2019-01-11
    historical Active Contingent
27. 2018-12-12
    price $175,000
28. 2018-10-31
    listed $180,000 Active
29. 2009-04-22
    soldstatus
30. 2003-05-21
    soldstatus
31. 2003-04-28
    historical
32. 2002-11-15
    listed $119,000
33. 1985-07-02
    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: $5,721 · $477/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$318/yr (+$26/mo · 5.6%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,501
• − Mortgage interest: −$18,485
• − Property taxes: −$5,721
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − Depreciation: −$9,600
• Taxable loss: −$9,835
• Est. tax savings @ 24.0%: +$2,360
• After-tax cash flow: $-1,681/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): 56,013
• Household income: $63,798
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 2930.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 17% White 14% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 41% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 64% Other Indo-European 3% Vietnamese 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: ▼ -213.97%
• Current HPI: 333.2765
• Rent YoY: ▲ 0.72%
• 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

+193.3% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $349,000 NTREIS
• 2026-03-07 Listed $375,000 NTREIS
• 2021-10-18 Sold (Public Records) — Public Records
• 2021-10-15 Sold (MLS) — NTREIS
• 2021-09-16 Pending — NTREIS
• 2021-08-17 Price Changed $269,900 NTREIS
• 2021-07-07 Listed $299,900 NTREIS
• 2021-04-25 Listing Removed — NTREIS
• 2021-04-23 Listed $286,670 NTREIS
• 2019-02-19 Sold (Public Records) — Public Records
• 2019-02-15 Sold (MLS) — NTREIS
• 2019-01-11 Contingent — NTREIS
• 2018-12-12 Price Changed $175,000 NTREIS
• 2018-10-31 Listed $180,000 NTREIS
• 2009-04-22 Sold (Public Records) — Public Records
• 2003-05-21 Sold (Public Records) — Public Records
• 2003-04-28 Listing Removed — NTREIS
• 2002-11-15 Listed $119,000 NTREIS
• 1985-07-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,721 · -3.4% YoY. Source: county tax records.