210 Cliff Heights Cir · Dallas, TX 75241

$199,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 42 Days on market

Built 2005 2,962 sqft lot $187/sqft · 18% below area Est $243k · 18% under ↓ 10% 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 +13.5/30.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a beautifully cared-for-single-story home. This 3-2-2 single story home is move-in ready and ideal for the first time homebuyer or investors. This home has the convenience of being located just minutes from I-20 and I-35. Solar Panels will be paid-off at closing.

Key facts

• 2,962 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $9 ($105/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (4.5% below list).
• Recommended offer: $190k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.8%/yr); 217 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($193k) 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 $190,111 (4.5% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.96% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (median comp): $243,356
• List price: $199,000
• Delta: -18.23%
• 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
210 Cliff Heights Cir	0.00mi	3/2.0	1,066 (0%)	0mo	$199,000	$187	100
134 Cliff Heights Cir	0.07mi	3/2.0	1,146 (+8%)	16mo	$228,000	$199	70
226 Bettyrae Way	0.39mi	3/2.0	1,208 (+13%)	2mo	$154,900	$128	58
250 Bettyrae Way	0.44mi	3/2.0	1,176 (+10%)	6mo	$135,000	$115	57
527 Goldwood Dr	0.66mi	3/2.0	1,119 (+5%)	7mo	$249,000	$223	55
745 Grambling Dr	0.43mi	3/2.0	1,215 (+14%)	6mo	$200,000	$165	51
406 Highfall Dr	0.70mi	3/2.0	1,131 (+6%)	12mo	$264,000	$233	47
420 Highfall Dr	0.72mi	3/2.0	1,152 (+8%)	9mo	$229,000	$199	46
7711 Leigh Ann Dr	0.51mi	3/2.0	1,214 (+14%)	11mo	$250,000	$206	44
8105 Buford Dr	0.53mi	3/2.0	1,176 (+10%)	19mo	$160,000	$136	42
7124 Arborcrest Dr	0.64mi	3/2.0	1,218 (+14%)	9mo	$82,000	$67	39
7411 Greenspan Ave	0.75mi	3/2.0	1,188 (+11%)	9mo	$164,999	$139	38

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-37,159
• Equity at exit: $29,672

10-year hold

• IRR: -21.5%
• Equity multiple: 0.05×
• Total profit: $-52,760
• Equity at exit: $17,206

Cash invested: $55,720 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 217
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$367 /mo · $4,400/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $9

Break-even live

Break-even rent $1,890

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $65	+0% $9	+5% $-48	+10% $-104
Rent	-10% $-141	-5% $-66	+0% $9	+5% $84	+10% $159
Rate	-1.0pp $109	-0.5pp $59	base $9	+0.5pp $-43	+1.0pp $-95

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	8d	1	0.16mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	8d	1	0.33mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	8d	1	0.39mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	0.45mi
7225 Harold Walker Dr Dallas, TX	4.0	2.0	1458	$1,975	$1.35	4d	1	0.49mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	16d	1	0.50mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	15d	1	0.60mi
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	8d	1	0.74mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	5d	1	0.76mi
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	44d	1	0.78mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,450	$1.61	44d	7	0.81mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	25d	1	0.91mi
7826 Overridge Dr Dallas, TX	4.0	1.0	1307	$1,650	$1.26	8d	1	1.07mi
7842 Overridge Dr Dallas, TX	4.0	2.0	1300	$1,650	$1.27	25d	1	1.07mi
3824 Patman St Lancaster, TX	4.0	2.5	1348	$2,500	$1.85	44d	1	1.17mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	1.33mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	8d	1	1.47mi

Listing history 5 events

1. 2026-05-12
   historical Active Option Contract 275-char remark

   Show marketing remark (275 chars)

   Introducing a beautifully cared-for-single-story home. This 3-2-2 single story home is move-in ready and ideal for the first time homebuyer or investors. This home has the convenience of being located just minutes from I-20 and I-35. Solar Panels will be paid-off at closing.

2. 2026-04-30
   price $199,000 275-char remark

   Show marketing remark (275 chars)

   Introducing a beautifully cared-for-single-story home. This 3-2-2 single story home is move-in ready and ideal for the first time homebuyer or investors. This home has the convenience of being located just minutes from I-20 and I-35. Solar Panels will be paid-off at closing.

3. 2026-04-21
   price $219,000 275-char remark

   Show marketing remark (275 chars)

   Introducing a beautifully cared-for-single-story home. This 3-2-2 single story home is move-in ready and ideal for the first time homebuyer or investors. This home has the convenience of being located just minutes from I-20 and I-35. Solar Panels will be paid-off at closing.

4. 2026-04-06
   listed $220,000 Active 275-char remark

   Show marketing remark (275 chars)

   Introducing a beautifully cared-for-single-story home. This 3-2-2 single story home is move-in ready and ideal for the first time homebuyer or investors. This home has the convenience of being located just minutes from I-20 and I-35. Solar Panels will be paid-off at closing.

5. 2020-03-16
   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: $4,400 · $367/mo
• Projected year-2 tax: $4,400 · $367/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,813
• − Mortgage interest: −$11,147
• − Property taxes: −$4,400
• − Insurance: −$995
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$5,789
• Taxable loss: −$3,168
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $865/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-9.5% since first listed

5 events — show timeline

• 2026-05-12 Contingent — NTREIS
• 2026-04-30 Price Changed $199,000 NTREIS
• 2026-04-21 Price Changed $219,000 NTREIS
• 2026-04-06 Listed $220,000 NTREIS
• 2020-03-16 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,400 · -0.4% YoY. Source: county tax records.