137 Sycamore Pl · Wilmer, TX 75141

$239,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 3 Days on market

Built 2025 Good condition 4,356 sqft lot Est $240k · at est. $76/mo HOA · 4% of rent

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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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

LENNAR - Cottonwood - Idlewood Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 137 Sycamore Pl, Wilmer TX 75172
• Financial info: List price $272,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 1411

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (2 full)
• Interior features: Spec home (new construction); Idlewood floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (19.2% below list).
• Recommended offer: $194k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,054 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Wilmer-Hutchins El (math 32% / reading 31%, grade F, #2,396 of 4,322 statewide, top 56%, 562 students, 94% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Market conditions: 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $194,012 (19.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $239,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sycamore Pl	0.05mi	3/2.0	1,411 (0%)	2mo	$239,999	$170	96
221 Sycamore Pl	0.08mi	3/2.0	1,411 (0%)	2mo	$234,999	$167	94
213 Sycamore Pl	0.06mi	3/2.0	1,402 (-1%)	2mo	$234,149	$167	94
1263 Maple St	0.12mi	3/2.0	1,411 (0%)	2mo	$251,349	$178	93
1280 Balsam Rd	0.15mi	3/2.0	1,411 (0%)	1mo	$261,999	$186	93
236 Sycamore Pl	0.11mi	3/2.0	1,402 (-1%)	2mo	$223,099	$159	92
1267 Maple St	0.12mi	3/2.0	1,402 (-1%)	2mo	$238,999	$170	91
114 Willow Way	0.17mi	3/2.0	1,411 (0%)	2mo	$252,999	$179	91
134 Willow Way	0.19mi	3/2.0	1,411 (0%)	1mo	$231,000	$164	90
233 Sycamore Pl	0.10mi	3/2.0	1,266 (-10%)	2mo	$249,499	$197	77
1271 Maple St	0.13mi	3/2.0	1,266 (-10%)	2mo	$228,349	$180	75
1275 Maple St	0.14mi	4/2.0 (+1)	1,600 (+13%)	1mo	$253,999	$159	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.91×
• Total profit: $-5,816
• Equity at exit: $84,568

10-year hold

• IRR: 3.2%
• Equity multiple: 1.40×
• Total profit: $26,834
• Equity at exit: $114,450

Cash invested: $67,200 (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 75141

• Home prices YoY: 0.3%
• Active inventory: 85
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$76
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-202

Break-even live

Break-even rent $2,196

Max offer price $210,786

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-119	+0% $-202	+5% $-285	+10% $-368
Rent	-10% $-355	-5% $-279	+0% $-202	+5% $-125	+10% $-49
Rate	-1.0pp $-81	-0.5pp $-141	base $-202	+0.5pp $-264	+1.0pp $-327

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	45d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.08mi
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.09mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	45d	1	0.11mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.18mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.18mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	45d	1	0.24mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.34mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.69mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	0.89mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,890	$1.96	0d	25	1.05mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.16mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 8 events

1. 2026-06-13
   statusdays on market $239,999 Pending 3 DOM
2. 2026-06-10
   remarks 551-char remark
3. 2026-06-10
   days on marketlisting id $239,999 Active 1 DOM
4. 2026-06-09
   days on market $239,999 Active 3 DOM
5. 2026-06-08
   days on market $239,999 Active 2 DOM
6. 2026-06-08
   price $239,999 Active 1 DOM
7. 2026-06-07
   remarks 415-char remark
8. 2026-06-07
   listed $272,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,281
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$912
• − Depreciation: −$6,982
• Taxable loss: −$6,581
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $-843/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan with modern finishes and a good condition. It is move-in ready with minor cosmetic improvements that can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wilmer

• Score: 60/100
• State rank: #1054
• US rank: #18696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmer, TX
• City population: 5,873
• Population (ZIP): 4,686

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 0.56)
• Race & ethnicity: Hispanic / Latino 53% Black 39% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 46% Puerto Rican 3%
• Common ancestry: Slovak 1% American 1% Russian 1%
• Foreign-born: 23% · Canada
• Languages at home: 51% English-only · Spanish 49% Other Indo-European 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: ▲ 1.21%
• Current HPI: 382.1182
• Rent YoY: —
• Metro: —
• 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