7049 Sorcey Rd · Dallas, TX 75249

$174,900

2 bd · 2.0 ba · 1,136 sqft · MultiFamily public records · 77 Days on market

Built 1981 4,530 sqft lot $154/sqft · 13% below area Est $200k · 13% under ↓ 5% since listing

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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 +16.3/30.0
• ARV discount +13.2/15.0
• 1% rule +5.4/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious two-bedroom, two full-bath home conveniently located just a short drive from FM 1382 and I-20, offering easy access to shopping, dining, and everyday essentials. This property features a solid structure with great potential and “good bones,” making it an excellent opportunity for buyers looking to add their personal touch. Major components—including the roof, HVAC system, and water heater—are believed to be less than six years old, providing added peace of mind. Don’t miss this chance to own a well-located home with strong fundamentals and room to make it your own.

Key facts

• Solid structure
• 4,530 sq ft lot
• Built 1981

Tags

• SOLID STRUCTURE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO ESSENTIALS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime F.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 77 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (median comp): $200,421
• List price: $174,900
• Delta: -12.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7313 Pineberry Rd	0.20mi	2/1.0	988 (-13%)	13mo	$174,987	$177	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-22,181
• Equity at exit: $26,078

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-11,071
• Equity at exit: $15,122

Cash invested: $48,972 (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 75249

• Home prices YoY: -6.3%
• Active inventory: 50
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$917
• Tax from tax record: −$356 /mo · $4,274/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $95

Break-even live

Break-even rent $1,704

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $194	-5% $144	+0% $95	+5% $45	+10% $-4
Rent	-10% $-49	-5% $23	+0% $95	+5% $167	+10% $239
Rate	-1.0pp $183	-0.5pp $139	base $95	+0.5pp $50	+1.0pp $4

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7045 Wax Berry Dr Dallas, TX	3.0	2.0	1271	$2,000	$1.57	25d	1	0.07mi
7210 Pineberry Rd Dallas, TX	2.0	1.5	1056	$1,250	$1.18	8d	1	0.10mi
7201 Pineberry Rd Dallas, TX	2.0	1.0	988	$2,100	$2.13	44d	1	0.11mi
7165 Sorcey Rd Dallas, TX	2.0	1.0	946	$1,295	$1.37	44d	1	0.17mi
7305 Pineberry Rd Dallas, TX	2.0	2.0	1227	$1,695	$1.38	15d	1	0.21mi
7103 Hardwood Trl Dallas, TX	3.0	2.0	1447	$1,895	$1.31	44d	1	0.24mi
9519 Timberbluff Rd Dallas, TX	3.0	2.0	1300	$2,000	$1.54	44d	1	0.46mi
7327 Cave Dr Dallas, TX	3.0	2.0	1412	$2,000	$1.42	25d	1	0.47mi
7212 Elderberry Ln Dallas, TX	3.0	2.0	1340	$1,995	$1.49	3d	1	0.61mi
7106 Flameleaf Pl Dallas, TX	3.0	2.0	1365	$1,860	$1.36	13d	1	0.69mi
10213 Deer Hollow Dr Dallas, TX	3.0	2.0	1325	$1,500	$1.13	20d	1	0.91mi
10213 Deer Hollow Dr Dallas, TX	3.0	2.0	1325	$1,575	$1.19	13d	1	0.91mi
1524 High Pointe Ln Cedar Hill, TX	3.0	2.0	1487	$2,100	$1.41	8d	1	1.07mi
1331 Mission St Duncanville, TX	3.0	2.0	1380	$1,895	$1.37	44d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 77 DOM
2. 2026-06-17
   days on market $174,900 Active 76 DOM
3. 2026-06-16
   days on market $174,900 Active 75 DOM
4. 2026-06-15
   days on market $174,900 Active 74 DOM
5. 2026-06-13
   days on market $174,900 Active 72 DOM
6. 2026-06-13
   days on market $174,900 Active 71 DOM
7. 2026-06-09
   days on market $174,900 Active 68 DOM
8. 2026-06-08
   days on market $174,900 Active 67 DOM
9. 2026-06-07
   days on market $174,900 Active 66 DOM
10. 2026-06-04
    days on market $174,900 Active 63 DOM
11. 2026-06-03
    days on market $174,900 Active 62 DOM
12. 2026-06-02
    days on market $174,900 Active 61 DOM
13. 2026-06-01
    days on market $174,900 Active 60 DOM
14. 2026-05-31
    days on market $174,900 Active 59 DOM
15. 2026-05-18
    price $174,900 610-char remark

    Show marketing remark (610 chars)

    Spacious two-bedroom, two full-bath home conveniently located just a short drive from FM 1382 and I-20, offering easy access to shopping, dining, and everyday essentials. This property features a solid structure with great potential and “good bones,” making it an excellent opportunity for buyers looking to add their personal touch. Major components—including the roof, HVAC system, and water heater—are believed to be less than six years old, providing added peace of mind. Don’t miss this chance to own a well-located home with strong fundamentals and room to make it your own.

16. 2026-04-02
    listed $184,900 Active 610-char remark

    Show marketing remark (610 chars)

    Spacious two-bedroom, two full-bath home conveniently located just a short drive from FM 1382 and I-20, offering easy access to shopping, dining, and everyday essentials. This property features a solid structure with great potential and “good bones,” making it an excellent opportunity for buyers looking to add their personal touch. Major components—including the roof, HVAC system, and water heater—are believed to be less than six years old, providing added peace of mind. Don’t miss this chance to own a well-located home with strong fundamentals and room to make it your own.

17. 1984-08-11
    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: $4,274 · $356/mo
• Projected year-2 tax: $4,274 · $356/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,892
• − Mortgage interest: −$9,797
• − Property taxes: −$4,274
• − Insurance: −$874
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,088
• Taxable loss: −$1,645
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,534/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 16,447
• Household income: $85,500
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 363.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 35% Two or more races 14% White 7% Asian 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 1% Swedish 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Tagalog/Filipino 2% 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: ▼ -19.84%
• Current HPI: 295.4071
• Rent YoY: —
• 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

-5.4% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $174,900 NTREIS
• 2026-04-02 Listed $184,900 NTREIS
• 1984-08-11 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,274 · -5.9% YoY. Source: county tax records.