918 Local Vista Dr · Dallas, TX 75217

$130,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 65 Days on market

Built 1951 10,542 sqft lot Est $240k · 46% under ↓ 16% since listing

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.7/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and Flippers 6 bed 2 bath! Tax rolls reflect a smaller Square footage. If your buyer is looking for a fix and flip, remodel to rent, or an affordable home for you and your family, look no further you have found the perfect property. Needs a full rehab. Huge back yard with an estimated Lot Sq Ft of 10,559 with plenty of outdoor space for gardening, entertaining, or future expansion. Utilities are off.

Key facts

• Future expansion
• Full rehab
• Huge back yard

Tags

• HUGE BACK YARD
• OUTDOOR SPACE
• FULL REHAB
• FUTURE EXPANSION

Property features AI

Finance

• Other: Property located in Dallas County, TX; Subdivision: Prairie Creek Kissells Heights
• Financial info: Listing terms: Cash or Other; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1951; Not attached to another property
• Construction: Year built 1951
• Exterior features: Lot under 0.5 acre

Interior

• Kitchen: Includes appliances (listed as Other)
• Bedrooms: 6 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; One level; 10 total rooms; 1 living area; 1 dining area
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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.
• Zoned schools: Nancy Moseley El (math 38% / reading 45%, grade F, #1,437 of 4,322 statewide, top 34%, 618 students, 96% FRL); Young Women'S Steam Academy At Balch Springs Middl (math 31% / reading 34%, grade F, #947 of 1,662 statewide, top 58%, 869 students, 91% FRL); H Grady Spruce H S (math 21% / reading 18%, grade F, #1,424 of 1,632 statewide, top 88%, 1,558 students, 96% FRL).
• Market conditions: Rents rising (+1.0%/yr); 206 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/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 $899 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.48% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1041 Bradfield Rd	0.15mi	3/1.0	1,298 (+5%)	4mo	$225,000	$173	81
8430 Midland Ln	0.25mi	4/2.0 (+1)	1,270 (+3%)	20mo	$244,900	$193	58
8626 Oak Haven Ln	0.07mi	3/2.0	1,090 (-12%)	22mo	$257,990	$237	55
8916 Catalonia Dr	0.47mi	3/2.0	1,408 (+14%)	2mo	$264,900	$188	48
1230 Cabot Dr	0.48mi	3/2.0	1,152 (-6%)	18mo	$250,000	$217	48
9046 Dorinda Cir	0.53mi	4/2.0 (+1)	1,344 (+9%)	5mo	$260,000	$193	47
1236 Cabot Dr	0.48mi	3/2.0	1,308 (+6%)	20mo	$274,500	$210	47
911 Murdock Rd	0.75mi	3/2.0	1,080 (-12%)	12mo	$254,999	$236	31
8341 Lake Anna Dr	0.54mi	4/2.0 (+1)	1,390 (+13%)	22mo	$255,000	$183	26
9426 Beacon Hill Cir	0.74mi	4/2.0 (+1)	1,360 (+10%)	21mo	$265,000	$195	22

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $55
• Equity at exit: $19,383

10-year hold

• IRR: 7.2%
• Equity multiple: 1.49×
• Total profit: $17,754
• Equity at exit: $11,240

Cash invested: $36,400 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$682
• Tax from tax record: −$393 /mo · $4,720/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $388

Break-even live

Break-even rent $1,429

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $461	-5% $425	+0% $388	+5% $351	+10% $314
Rent	-10% $236	-5% $312	+0% $388	+5% $464	+10% $540
Rate	-1.0pp $453	-0.5pp $421	base $388	+0.5pp $354	+1.0pp $320

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 S Saint Augustine Dr Dallas, TX	3.0	1.0–2.0	703	$1,800	$2.56	24d	1	1.06mi
7911 Komalty Dr Dallas, TX	4.0	2.0	1454	$2,000	$1.38	46d	1	1.16mi
9720 Brierwyck Dr Dallas, TX	3.0	2.0	1229	$1,986	$1.62	8d	1	1.20mi
250 Prairie Grove Dr Dallas, TX	3.0	2.0	1164	$1,770	$1.52	15d	1	1.38mi
9605 Grady Ln Dallas, TX	3.0	2.0	950	$800	$0.84	0d	1	1.38mi

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-03-17
   listed $130,000 Active
4. 2025-09-27
   price $135,000
5. 2025-09-08
   price $145,000
6. 2025-08-18
   listed $155,000 Active
7. 2004-01-16
   soldstatus
8. 1998-12-15
   soldstatus
9. 1998-10-26
   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: $4,720 · $393/mo
• Projected year-2 tax: $4,720 · $393/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,045
• − Mortgage interest: −$7,282
• − Property taxes: −$4,720
• − Insurance: −$650
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$3,782
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,952/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

-16.1% since first listed

9 events — show timeline

• 2026-05-21 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-03-17 Listed $130,000 NTREIS
• 2025-09-27 Price Changed $135,000 NTREIS
• 2025-09-08 Price Changed $145,000 NTREIS
• 2025-08-18 Listed $155,000 NTREIS
• 2004-01-16 Sold (Public Records) — Public Records
• 1998-12-15 Sold (Public Records) — Public Records
• 1998-10-26 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $4,720 · -0.4% YoY. Source: county tax records.