13731 Biggs St · Dallas, TX 75253

$227,000

3 bd · 2.0 ba · 1,218 sqft · MultiFamily public records · 295 Days on market

Built 2004 5,227 sqft lot $186/sqft · 10% above area Est $279k · 19% under

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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 +7.8/30.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.9/10.0
• 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

Welcome to your new home! SELLER PAYING OFF SOLAR PANELS AT CLOSING! This beautifully updated property offers 4 bedrooms and 2 full bathrooms, including a converted garage designed as a primary suite with a generous walk-in closet featuring custom shelving. Step inside to an open floor plan with vaulted ceilings, abundant natural light, and freshly painted interiors. The living area flows seamlessly into the remodeled eat-in kitchen, complete with ceramic tile backsplash, stainless steel appliances, plenty of cabinets, ideal for family meals or entertaining. The home features luxury vinyl plank flooring throughout, decorative lighting, and updated ceiling fans in all bedrooms. A dedicated utility room with shelving adds convenience, while the freshly painted spaces provide a clean and modern touch. Outside, enjoy a fully usable 12x8 shed with a window AC and another 16x12 shed as storage. Situated near parks, schools, and shopping, this home combines comfort, functionality, and accessibility. ________________________________________

Key facts

• 5,227 sq ft lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $227k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (18.7% below list).
• Recommended offer: $183k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Kleberg El (math 29% / reading 32%, grade F, #2,464 of 4,322 statewide, top 58%, 816 students, 89% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 125 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 36% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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 295 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask is 10218% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,589 (19.6% 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. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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 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: 0.81% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (median comp): $278,717
• List price: $227,000
• Delta: -18.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.09×
• Total profit: $-58,087
• Equity at exit: $33,846

10-year hold

• IRR: -46.0%
• Equity multiple: -0.44×
• Total profit: $-91,628
• Equity at exit: $19,627

Cash invested: $63,560 (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 75253

• Home prices YoY: -7.2%
• Rents YoY: -0.6%
• Active inventory: 125
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$424 /mo · $5,083/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-251

Break-even live

Break-even rent $2,163

Max offer price $182,589

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-187	+0% $-251	+5% $-316	+10% $-380
Rent	-10% $-397	-5% $-324	+0% $-251	+5% $-179	+10% $-106
Rate	-1.0pp $-137	-0.5pp $-194	base $-251	+0.5pp $-310	+1.0pp $-370

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13637 Biggs St Dallas, TX	3.0	2.0	1227	$1,700	$1.39	7d	1	0.11mi
13631 Biggs St Dallas, TX	3.0	2.0	1272	$1,595	$1.25	45d	1	0.12mi
1612 Hunterwood Dr Dallas, TX	2.0	1.0	948	$1,595	$1.68	9d	1	0.43mi
1367 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,909	$1.45	24d	1	0.66mi
1334 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,800	$1.37	45d	1	0.69mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,760	$1.34	5d	1	0.69mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,826	$1.39	16d	1	0.69mi
13660 C F Hawn Fwy Dallas, TX	2.0	1.0–2.0	671	$1,475	$2.20	0d	33	0.77mi
1717 Round House Ln Dallas, TX	3.0	2.0	1260	$2,099	$1.67	9d	1	0.97mi
1759 Round House Ln Unit 1546066P Dallas, TX	3.0	2.0	1442	$3,430	$2.38	17d	1	0.98mi
2809 N Highway 175 Seagoville, TX	3.0	1.0	998	$1,300	$1.30	0d	1	1.10mi
2709 Lexington St Seagoville, TX	3.0	2.0	1215	$1,820	$1.50	1d	1	1.11mi
14311 Skyfrost Dr Dallas, TX	3.0	2.0	1140	$1,499	$1.31	24d	1	1.20mi
12248 Ortega St Dallas, TX	3.0	2.0	1346	$1,970	$1.46	5d	1	1.24mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	7d	1	1.33mi
2222 Echo Lake Dr Dallas, TX	3.0	2.0	1350	$1,850	$1.37	19d	1	1.44mi
272 W Lawson Rd Dallas, TX	3.0	1.0	896	$1,329	$1.48	9d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $227,000 Active 295 DOM
2. 2026-06-18
   days on market $227,000 Active 292 DOM
3. 2026-06-17
   days on market $227,000 Active 291 DOM
4. 2026-06-16
   days on market $227,000 Active 290 DOM
5. 2026-06-15
   days on market $227,000 Active 289 DOM
6. 2026-06-13
   days on market $227,000 Active 287 DOM
7. 2026-06-09
   days on market $227,000 Active 283 DOM
8. 2026-06-08
   days on market $227,000 Active 282 DOM
9. 2026-06-07
   days on market $227,000 Active 281 DOM
10. 2026-06-04
    days on market $227,000 Active 278 DOM
11. 2026-06-03
    days on market $227,000 Active 277 DOM
12. 2026-06-02
    days on market $227,000 Active 276 DOM
13. 2026-06-02
    days on market $227,000 Active 275 DOM
14. 2026-05-31
    days on market $227,000 Active 274 DOM
15. 2026-01-18
    price $2,000
16. 2026-01-17
    price $227,000 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to your new home! SELLER PAYING OFF SOLAR PANELS AT CLOSING! This beautifully updated property offers 4 bedrooms and 2 full bathrooms, including a converted garage designed as a primary suite with a generous walk-in closet featuring custom shelving. Step inside to an open floor plan with vaulted ceilings, abundant natural light, and freshly painted interiors. The living area flows seamlessly into the remodeled eat-in kitchen, complete with ceramic tile backsplash, stainless steel appliances, plenty of cabinets, ideal for family meals or entertaining. The home features luxury vinyl plank flooring throughout, decorative lighting, and updated ceiling fans in all bedrooms. A dedicated utility room with shelving adds convenience, while the freshly painted spaces provide a clean and modern touch. Outside, enjoy a fully usable 12x8 shed with a window AC and another 16x12 shed as storage. Situated near parks, schools, and shopping, this home combines comfort, functionality, and accessibility. ________________________________________

17. 2025-12-02
    listed $2,200
18. 2025-08-30
    listed $230,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to your new home! SELLER PAYING OFF SOLAR PANELS AT CLOSING! This beautifully updated property offers 4 bedrooms and 2 full bathrooms, including a converted garage designed as a primary suite with a generous walk-in closet featuring custom shelving. Step inside to an open floor plan with vaulted ceilings, abundant natural light, and freshly painted interiors. The living area flows seamlessly into the remodeled eat-in kitchen, complete with ceramic tile backsplash, stainless steel appliances, plenty of cabinets, ideal for family meals or entertaining. The home features luxury vinyl plank flooring throughout, decorative lighting, and updated ceiling fans in all bedrooms. A dedicated utility room with shelving adds convenience, while the freshly painted spaces provide a clean and modern touch. Outside, enjoy a fully usable 12x8 shed with a window AC and another 16x12 shed as storage. Situated near parks, schools, and shopping, this home combines comfort, functionality, and accessibility. ________________________________________

19. 2013-10-19
    historical
20. 2013-07-19
    listed $85,000 Active
21. 2012-07-01
    historical
22. 2012-04-02
    listed $78,000 Active
23. 2009-02-13
    soldstatus
24. 2008-12-23
    historical
25. 2008-10-27
    listed $50,600

ⓘ 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: $5,083 · $424/mo
• Projected year-2 tax: $5,083 · $424/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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $22,135
• − Mortgage interest: −$12,716
• − Property taxes: −$5,083
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,604
• Taxable loss: −$6,944
• Est. tax savings @ 24.0%: +$1,667
• After-tax cash flow: $-1,350/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): 24,395
• Household income: $60,874
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 497.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 35% White 15% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 32% · Canada
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -27.55%
• Current HPI: 357.4375
• Rent YoY: ▼ -0.58%
• 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

-96.0% since first listed

11 events — show timeline

• 2026-01-18 Price Changed $2,000 NTREIS
• 2026-01-17 Price Changed $227,000 NTREIS
• 2025-12-02 Listed for Rent $2,200 NTREIS
• 2025-08-30 Listed $230,000 NTREIS
• 2013-10-19 Listing Removed — NTREIS
• 2013-07-19 Listed $85,000 NTREIS
• 2012-07-01 Listing Removed — NTREIS
• 2012-04-02 Listed $78,000 NTREIS
• 2009-02-13 Sold (MLS) — NTREIS
• 2008-12-23 Listing Removed — NTREIS
• 2008-10-27 Listed $50,600 NTREIS

Property tax history

+5.6%/yr

Latest (2025): $5,083 · +13.3% YoY. Source: county tax records.