10568 Ferguson Rd · Dallas, TX 75228

$160,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 24 Days on market

Built 1952 7,623 sqft lot $163/sqft · 34% below area Est $241k · 34% 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 +8.8/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom, one bath home ready for updates and restoration to bring it back to its full potential. Great opportunity for an investor to capitalize on this real estate property. Conveniently located near shopping, major highways, and just minutes from downtown Dallas with an easy commute to surrounding suburbs. Sold AS IS - seller will make no repairs. Buyers and Buyers agent to verify all information.

Key facts

• Investment property
• Blank canvas
• Easy commute

Tags

• INVESTMENT PROPERTY
• BLANK CANVAS
• CONVENIENTLY LOCATED
• EASY COMMUTE

Property features AI

Finance

• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Covered parking (1 space); Attached garage with 1 garage space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; One story
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built in 1952
• Exterior features: Covered patio/porch; Chain link fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; One living area; One dining area; 6 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.5% below list).
• Recommended offer: $137k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: 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: Reinhardt El (math 32% / reading 35%, grade F, #2,174 of 4,322 statewide, top 51%, 429 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents falling (-4.8%/yr); 306 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,757 (14.5% 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. Built in 1952 — 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. 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 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: 0.95% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 8.8

CMA / ARV

• ARV (median comp): $241,281
• List price: $160,000
• Delta: -33.69%
• 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
10465 Ferguson Rd	0.24mi	2/1.0	1,010 (+3%)	4mo	$193,000	$191	81
10628 Benbrook Dr	0.19mi	3/1.0 (+1)	1,042 (+6%)	4mo	$199,000	$191	73
2351 Norwood Dr	0.43mi	3/1.0 (+1)	1,064 (+8%)	2mo	$230,000	$216	60
2703 Gus Thomasson Rd	0.39mi	2/1.0	862 (-12%)	2mo	$189,000	$219	60
2115 Dunloe Ave	0.74mi	2/1.5	984 (0%)	7mo	$246,000	$250	58
10618 Cotillion Dr	0.23mi	3/1.5 (+1)	1,124 (+14%)	1mo	$205,000	$182	57
10815 Ruth Ann Dr	0.45mi	3/1.0 (+1)	1,069 (+9%)	4mo	$195,000	$182	56
3206 San Medina Ave	0.59mi	2/1.0	893 (-9%)	2mo	$125,000	$140	55
10816 Mandalay Dr	0.60mi	3/1.0 (+1)	1,080 (+10%)	1mo	$165,000	$153	50
2129 Montalba Ave	0.56mi	3/2.0 (+1)	1,099 (+12%)	2mo	$239,900	$218	44
2065 S Farola Dr	0.71mi	3/1.0 (+1)	1,104 (+12%)	6mo	$200,000	$181	36
2224 Tisinger Ave	0.74mi	2/1.0	839 (-15%)	6mo	$218,000	$260	36

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-38,580
• Equity at exit: $23,857

10-year hold

• IRR: -42.5%
• Equity multiple: -0.36×
• Total profit: $-60,867
• Equity at exit: $13,834

Cash invested: $44,800 (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 75228

• Rents YoY: -4.8%
• Active inventory: 306
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$839
• Tax from tax record: −$420 /mo · $5,044/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-132

Break-even live

Break-even rent $1,679

Max offer price $136,757

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-86	+0% $-132	+5% $-177	+10% $-222
Rent	-10% $-251	-5% $-191	+0% $-132	+5% $-72	+10% $-12
Rate	-1.0pp $-51	-0.5pp $-91	base $-132	+0.5pp $-173	+1.0pp $-215

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10465 Ferguson Rd Dallas, TX	3.0	1.0	1010	$1,750	$1.73	44d	1	0.21mi
10425 Ferguson Rd Dallas, TX	3.0	2.0	916	$1,753	$1.91	44d	1	0.30mi
10850 Shiloh Rd Unit 303 Dallas, TX	2.0	2.0	1000	$1,300	$1.30	25d	1	0.35mi
10852 Shiloh Rd Unit 403 Dallas, TX	2.0	2.0	1000	$1,300	$1.30	25d	1	0.35mi
10852 Shiloh Rd Unit 404 Dallas, TX	2.0	2.0	1000	$1,500	$1.50	44d	1	0.35mi
2916 Ruidosa Ave Unit 2 Dallas, TX	1.0	1.0	630	$1,295	$2.06	44d	1	0.39mi
2118 Norwood Dr Dallas, TX	3.0	2.0	1120	$1,895	$1.69	4d	1	0.61mi
11211 Stallcup Dr Dallas, TX	3.0	1.0	1111	$1,950	$1.76	44d	1	0.65mi
11209 Joaquin Dr Dallas, TX	2.0	1.0	828	$1,600	$1.93	4d	1	0.67mi
2709 Highwood Dr Dallas, TX	3.0	1.0	1116	$1,695	$1.52	25d	1	0.71mi
10518 Desdemona Dr Dallas, TX	3.0	2.0	1077	$2,275	$2.11	44d	1	0.76mi
10943 Desdemona Dr Dallas, TX	2.0	1.0	1060	$1,600	$1.51	20d	1	0.83mi
1802 Gus Thomasson Rd Dallas, TX	2.0	2.0	884	$1,895	$2.14	25d	1	0.89mi
1802 Gus Thomasson Rd Dallas, TX	2.0	2.0	1026	$1,899	$1.85	44d	1	0.89mi
10608 Cayuga Dr Dallas, TX	3.0	1.0	1038	$1,775	$1.71	8d	1	1.02mi
2035 San Francisco Dr Dallas, TX	3.0	1.0	926	$1,770	$1.91	4d	1	1.10mi
3022 Larry Dr Dallas, TX	3.0	2.0	1125	$1,949	$1.73	3d	1	1.18mi
1411 Easton Rd Dallas, TX	1.0–3.0	1.0–2.0	934	$1,352	$1.45	0d	42	1.26mi
10432 San Felipe Dr Dallas, TX	3.0	1.0	1006	$1,850	$1.84	44d	1	1.33mi
11611 Ferguson Rd Dallas, TX	1.0–2.0	1.0–2.0	735	$1,445	$1.96	44d	17	1.35mi
11611 Ferguson Rd Dallas, TX	1.0–2.0	1.0–2.0	735	$1,542	$2.10	11d	24	1.35mi
11611 Ferguson Rd Dallas, TX	1.0–2.0	1.0–2.0	735	$1,345	$1.83	0d	20	1.35mi
10986 Lochwood Blvd Dallas, TX	2.0	1.0	900	$1,275	$1.42	23d	5	1.36mi
10715 Garland Rd Dallas, TX	1.0–2.0	1.0–2.0	1049	$3,300	$3.14	0d	200	1.37mi
11223 Wyatt St Dallas, TX	2.0	1.0	1075	$1,195	$1.11	44d	1	1.38mi
11111 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	749	$1,785	$2.38	44d	10	1.41mi
11111 Woodmeadow Pkwy Dallas, TX	1.0–2.0	1.0–2.0	749	$1,375	$1.83	4d	10	1.41mi
11321 Woodmeadow Pkwy Dallas, TX	1.0–3.0	1.0–2.0	1027	$1,199	$1.17	4d	1	1.41mi
10805 Lake Gardens Dr Dallas, TX	2.0	1.0	1050	$1,850	$1.76	44d	1	1.43mi
3720 Oates Dr Mesquite, TX	1.0–2.0	1.0–2.0	878	$1,358	$1.55	25d	2	1.44mi
11050 Wyatt St Dallas, TX	2.0	1.0	1100	$1,695	$1.54	8d	1	1.44mi
10809 Marchant Cir Dallas, TX	1.0	1.0	800	$1,520	$1.90	44d	1	1.47mi
11011 Woodmeadow Pkwy Dallas, TX	2.0	2.0	1100	$1,688	$1.53	0d	2	1.48mi
11110 Woodmeadow Pkwy Dallas, TX	2.0	1.0–2.0	719	$1,478	$2.06	3d	13	1.48mi
11110 Woodmeadow Pkwy Dallas, TX	2.0	1.0–2.0	618	$1,195	$1.93	44d	12	1.48mi
1141 Easton Rd Dallas, TX	2.0	2.0	830	$960	$1.16	44d	1	1.49mi
1141 Easton Rd Dallas, TX	2.0	2.0	830	$1,040	$1.25	5d	1	1.49mi
1141 Easton Rd Dallas, TX	1.0	1.0	600	$814	$1.36	13d	1	1.49mi
1141 Easton Rd Unit 1162 Dallas, TX	1.0	1.0	600	$920	$1.53	15d	1	1.49mi
1141 Easton Rd Unit 1162 Dallas, TX	1.0	1.0	600	$814	$1.36	0d	1	1.49mi

Listing history 9 events

1. 2026-06-07
   status $160,000 Pending 24 DOM
2. 2026-06-04
   days on market $160,000 Active Option Contract 24 DOM
3. 2026-06-03
   days on market $160,000 Active Option Contract 23 DOM
4. 2026-06-02
   days on market $160,000 Active Option Contract 22 DOM
5. 2026-06-01
   days on market $160,000 Active Option Contract 21 DOM
6. 2026-05-31
   days on market $160,000 Active Option Contract 20 DOM
7. 2026-05-11
   listed $160,000 Active 516-char remark
8. 2003-05-05
   soldstatus
9. 1990-09-25
   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: $5,044 · $420/mo
• Projected year-2 tax: $5,044 · $420/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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,144
• − Mortgage interest: −$8,962
• − Property taxes: −$5,044
• − Insurance: −$800
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,655
• Taxable loss: −$4,220
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $-566/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): 67,714
• Household income: $62,667
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 3281.0

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 56% Two or more races 32% White 20% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 48% English-only · Spanish 48% Vietnamese 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: ▼ -319.11%
• Current HPI: 354.1624
• Rent YoY: ▼ -4.85%
• 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

6 events — show timeline

• 2026-06-16 Sold (MLS) — NTREIS
• 2026-06-04 Pending — NTREIS
• 2026-05-28 Contingent — NTREIS
• 2026-05-11 Listed $160,000 NTREIS
• 2003-05-05 Sold (Public Records) — Public Records
• 1990-09-25 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,044 · +42.6% YoY. Source: county tax records.