12308 Queen Dr · Balch Springs, TX 75180

$213,000

3 bd · 1.5 ba · 1,143 sqft · SingleFamily public records · 76 Days on market

Built 1971 7,187 sqft lot $186/sqft · 10% below area Est $236k · 10% 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 +11.9/15.0
• Cash flow +11.2/30.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this ideally located home offering easy access to I-635, I-20, Highway 80, and Highway 175—making commuting a breeze. Just minutes from Town East Mall, you’ll enjoy convenient access to shopping, dining, and everyday essentials. This home is perfect for a first-time homebuyer looking for comfort, convenience, and a place to create lasting memories in a prime location.”

Key facts

• 7,187 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (10.6% below list).
• Recommended offer: $190k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Balch Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, schools F, 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.
• Market conditions: 87 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $190,486 (10.6% 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 76 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $235,816
• List price: $213,000
• Delta: -9.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3837 Ambassador Way	0.12mi	3/1.5	1,132 (-1%)	6mo	$220,000	$194	88
12203 Knight Dr	0.17mi	3/1.5	1,132 (-1%)	10mo	$190,000	$168	82
12124 Duchess Dr	0.16mi	3/2.0	1,143 (0%)	12mo	$245,000	$214	81
3909 Ambassador Way	0.14mi	3/1.5	1,102 (-4%)	9mo	$100,000	$91	80
12416 Spring Branch Dr	0.24mi	4/2.0 (+1)	1,199 (+5%)	0mo	$205,000	$171	73
12705 Winter Park	0.23mi	3/2.0	1,287 (+13%)	6mo	$250,000	$194	61
12212 Bishop Dr	0.39mi	3/2.0	1,034 (-10%)	4mo	$193,000	$187	61
204002 Cochise Dr	0.64mi	3/1.5	1,130 (-1%)	10mo	$204,500	$181	60
4429 Central Ln	0.54mi	3/1.0	1,152 (+1%)	19mo	$215,000	$187	56
4306 Linda Ln	0.46mi	3/2.0	1,030 (-10%)	5mo	$249,900	$243	55
4217 Culmer Ln	0.45mi	3/1.5	1,213 (+6%)	18mo	$245,000	$202	54
13000 Horseshoe Trl	0.73mi	4/2.5 (+1)	1,300 (+14%)	14mo	$269,900	$208	23

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-39,619
• Equity at exit: $31,759

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-40,796
• Equity at exit: $18,416

Cash invested: $59,640 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$381 /mo · $4,569/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-82

Break-even live

Break-even rent $2,008

Max offer price $198,570

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-21	+0% $-82	+5% $-142	+10% $-202
Rent	-10% $-232	-5% $-157	+0% $-82	+5% $-6	+10% $69
Rate	-1.0pp $26	-0.5pp $-28	base $-82	+0.5pp $-137	+1.0pp $-193

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3921 Ambassador Way Balch Springs, TX	4.0	1.5	1460	$1,595	$1.09	45d	1	0.13mi
12411 Summer Hill Dr Balch Springs, TX	3.0	2.0	1299	$1,800	$1.39	3d	1	0.17mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$1,800	$1.37	3d	1	0.23mi
12603 Summer Hill Dr Balch Springs, TX	3.0	2.0	1311	$2,500	$1.91	23d	1	0.23mi
12516 Spring Branch Dr Balch Springs, TX	3.0	1.5	1141	$1,761	$1.54	25d	1	0.28mi
12109 Bishop Dr Balch Springs, TX	3.0	2.0	1149	$1,600	$1.39	9d	1	0.38mi
4307 Linda Ln Balch Springs, TX	4.0	1.5	1141	$1,941	$1.70	9d	1	0.46mi
4229 Culmer Ln Balch Springs, TX	3.0	1.5	1156	$1,545	$1.34	23d	1	0.48mi
4400 Ambassador Way Balch Springs, TX	1.0–2.0	1.0–1.5	707	$1,200	$1.70	4d	4	0.52mi
12805 Dove Field Ln Balch Springs, TX	3.0	2.0	1456	$1,935	$1.33	0d	1	0.55mi
3212 Balch Springs Rd Balch Springs, TX	1.0–2.0	1.0–2.0	825	$1,245	$1.51	9d	1	0.70mi
12227 Quail Dr Balch Springs, TX	1.0–2.0	1.0	729	$1,200	$1.65	16d	1	0.76mi
14005 Cimarron Dr Balch Springs, TX	3.0	1.0	1252	$1,650	$1.32	25d	1	0.78mi
4320 Mohawk Dr Balch Springs, TX	4.0	2.0	1110	$1,900	$1.71	25d	1	0.85mi
15115 Oakwood Ln Unit 1 Mesquite, TX	3.0	1.5	1102	$1,850	$1.68	45d	1	0.93mi
4605 Navajo Trl Balch Springs, TX	3.0	2.0	1152	$1,795	$1.56	45d	1	0.93mi
14419 Briarcrest Dr Balch Springs, TX	3.0	2.0	1350	$1,695	$1.26	45d	1	1.06mi
4129 Forest Lawn Dr Balch Springs, TX	2.0	1.0	840	$1,295	$1.54	45d	1	1.18mi
11221 Trail Ln Balch Springs, TX	3.0	1.0	999	$1,750	$1.75	25d	1	1.21mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	45d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $213,000 Active 76 DOM
2. 2026-06-18
   days on market $213,000 Active 73 DOM
3. 2026-06-17
   days on market $213,000 Active 72 DOM
4. 2026-06-16
   days on market $213,000 Active 71 DOM
5. 2026-06-15
   days on market $213,000 Active 70 DOM
6. 2026-06-13
   days on market $213,000 Active 68 DOM
7. 2026-06-09
   days on market $213,000 Active 64 DOM
8. 2026-06-08
   days on market $213,000 Active 63 DOM
9. 2026-06-07
   days on market $213,000 Active 62 DOM
10. 2026-06-04
    days on market $213,000 Active 59 DOM
11. 2026-06-03
    days on market $213,000 Active 58 DOM
12. 2026-06-02
    days on market $213,000 Active 57 DOM
13. 2026-06-01
    days on market $213,000 Active 56 DOM
14. 2026-05-31
    days on market $213,000 Active 55 DOM
15. 2026-05-05
    price $218,500 400-char remark

    Show marketing remark (400 chars)

    Welcome to this ideally located home offering easy access to I-635, I-20, Highway 80, and Highway 175—making commuting a breeze. Just minutes from Town East Mall, you’ll enjoy convenient access to shopping, dining, and everyday essentials. This home is perfect for a first-time homebuyer looking for comfort, convenience, and a place to create lasting memories in a prime location.”

16. 2026-04-17
    price $224,500 400-char remark

    Show marketing remark (400 chars)

    Welcome to this ideally located home offering easy access to I-635, I-20, Highway 80, and Highway 175—making commuting a breeze. Just minutes from Town East Mall, you’ll enjoy convenient access to shopping, dining, and everyday essentials. This home is perfect for a first-time homebuyer looking for comfort, convenience, and a place to create lasting memories in a prime location.”

17. 2026-04-06
    listed $229,500 Active 400-char remark

    Show marketing remark (400 chars)

    Welcome to this ideally located home offering easy access to I-635, I-20, Highway 80, and Highway 175—making commuting a breeze. Just minutes from Town East Mall, you’ll enjoy convenient access to shopping, dining, and everyday essentials. This home is perfect for a first-time homebuyer looking for comfort, convenience, and a place to create lasting memories in a prime location.”

18. 2017-04-27
    soldstatus
19. 2012-01-19
    soldstatus
20. 2012-01-19
    soldstatus
21. 2012-01-19
    soldstatus
22. 2012-01-13
    soldstatus Closed 119-char remark

    Show marketing remark (119 chars)

    Cute 3 bedroom home great for first time home buyer or investor. There is a covered patio and storage building in back.

23. 2011-12-02
    historical 119-char remark

    Show marketing remark (119 chars)

    Cute 3 bedroom home great for first time home buyer or investor. There is a covered patio and storage building in back.

24. 2011-11-21
    listed $65,000 119-char remark

    Show marketing remark (119 chars)

    Cute 3 bedroom home great for first time home buyer or investor. There is a covered patio and storage building in back.

25. 2011-02-03
    historical
26. 2011-01-21
    soldstatus
27. 2010-02-03
    listed $45,000 Active
28. 1994-03-30
    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: $4,569 · $381/mo
• Projected year-2 tax: $4,569 · $381/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,858
• − Mortgage interest: −$11,931
• − Property taxes: −$4,569
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$6,196
• Taxable loss: −$4,561
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $114/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

+385.6% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $218,500 NTREIS
• 2026-04-17 Price Changed $224,500 NTREIS
• 2026-04-06 Listed $229,500 NTREIS
• 2017-04-27 Sold (Public Records) — Public Records
• 2012-01-19 Sold (Public Records) — Public Records
• 2012-01-19 Sold (Public Records) — Public Records
• 2012-01-19 Sold (Public Records) — Public Records
• 2012-01-13 Sold (MLS) — NTREIS
• 2011-12-02 Listing Removed — NTREIS
• 2011-11-21 Listed $65,000 NTREIS
• 2011-02-03 Listing Removed — NTREIS
• 2011-01-21 Sold (Public Records) — Public Records
• 2010-02-03 Listed $45,000 NTREIS
• 1994-03-30 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,569 · -0.1% YoY. Source: county tax records.