10923 Limestone Dr · Balch Springs, TX 75180

$130,000

2 bd · 1.0 ba · 480 sqft · SingleFamily public records · 58 Days on market

Built 1945 10,019 sqft lot $271/sqft · 34% below area Est $196k · 34% under ↓ 7% since listing

---

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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Serious upside potential for the right buyer. This is a great opportunity to capitalize on a property in a rapidly growing area with increasing demand. Seller is VERY motivated and ready to make a deal — all offers will be considered. This is a strictly as-is sale, no repairs will be made. Bring your highest and best offer.

Key facts

• 0.23 acre lot
• Built 1945
• Listed 57 days

Property features AI

Finance

• Other: Possession upon completion; Listing status: Active; Listing agreement: Exclusive right to sell
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1945
• Exterior features: Lot under 0.5 acre (approximately 0.23 acre); Subdivision: Berry & Galloway 02; Directions: Exit at Lake June Rd, then turn left. Continue on Lake June Rd and turn right onto Limestone Dr. The property will be on your right.

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $82 ($986/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Balch Springs — 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 68/100 on livability (#487 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities 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: John W Runyon El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 434 students, 93% FRL).
• Market conditions: 87 active listings in the ZIP; 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 $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 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.03% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (median comp): $196,350
• List price: $130,000
• Delta: -33.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 Collinson St	0.30mi	2/2.0	480 (0%)	9mo	$195,000	$406	74

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-15,764
• Equity at exit: $19,383

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-6,718
• 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 75180

• Home prices YoY: -8.0%
• Active inventory: 87
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $82

Break-even live

Break-even rent $1,231

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $156	-5% $119	+0% $82	+5% $45	+10% $9
Rent	-10% $-23	-5% $29	+0% $82	+5% $135	+10% $188
Rate	-1.0pp $148	-0.5pp $115	base $82	+0.5pp $49	+1.0pp $14

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: —

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 58 DOM
2. 2026-06-18
   days on market $130,000 Active 55 DOM
3. 2026-06-17
   days on market $130,000 Active 54 DOM
4. 2026-06-16
   days on market $130,000 Active 53 DOM
5. 2026-06-15
   days on market $130,000 Active 52 DOM
6. 2026-06-13
   days on market $130,000 Active 50 DOM
7. 2026-06-09
   pricedays on market $130,000 Active 46 DOM
8. 2026-06-08
   days on market $140,000 Active 45 DOM
9. 2026-06-07
   days on market $140,000 Active 44 DOM
10. 2026-06-04
    days on market $140,000 Active 41 DOM
11. 2026-06-03
    days on market $140,000 Active 40 DOM
12. 2026-06-02
    days on market $140,000 Active 39 DOM
13. 2026-06-01
    days on market $140,000 Active 38 DOM
14. 2026-05-31
    days on market $140,000 Active 37 DOM
15. 2026-04-24
    listed $140,000 Active 337-char remark
16. 2021-09-08
    soldstatus
17. 2021-09-08
    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: $2,843 · $237/mo
• Projected year-2 tax: $2,843 · $237/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,026
• − Mortgage interest: −$7,282
• − Property taxes: −$2,843
• − Insurance: −$650
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,782
• Taxable loss: −$1,095
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,249/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 — Balch Springs

• Score: 68/100
• State rank: #487
• US rank: #9673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balch Springs, TX
• County: Dallas County · 2,612,404 people
• City population: 26,455
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 26,455
• Household income: $67,019
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 660.0

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: Hispanic / Latino 51% Black 33% Two or more races 24% White 14% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 23% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -31.21%
• Current HPI: 361.3668
• 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

-7.1% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $130,000 NTREIS
• 2026-04-24 Listed $140,000 NTREIS
• 2021-09-08 Sold (Public Records) — Public Records
• 2021-09-08 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,843 · -0.1% YoY. Source: county tax records.