1310 Greencove Dr · Garland, TX 75040

$210,000

3 bd · 1.5 ba · 1,018 sqft · SingleFamily public records · 114 Days on market

Built 1968 7,623 sqft lot $206/sqft · 9% below area Est $231k · 9% 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 +11.6/15.0
• Cash flow +10.9/30.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1310 Greencove Drive, a well-maintained single-story brick home that offers both strong investment potential and everyday living. Featuring 3 bedrooms, 1.5 bathrooms, and a functional layout, this property is ideal for investors seeking a value-add opportunity or families looking for an affordable home they can update to their taste. Inside, the home features a spacious living area with plenty of natural light that flows into the dining area and kitchen, creating a practical and open feel for daily living and entertaining. The kitchen offers ample cabinet storage and workspace, ready for cosmetic updates that can quickly enhance the home’s value. Well-sized bedrooms and an efficient floor plan make it suitable for long-term tenants or owner-occupants alike. The interior is move-in ready and functional, while offering opportunities for cosmetic updates to enhance style and build additional value over time. Step outside to a large, fenced backyard featuring a mature shade tree and a covered patio—perfect for gatherings, play space, or relaxing evenings outdoors. The classic brick exterior, attached garage, and single-story design add to the home’s durability and everyday convenience. The roof was replaced approximately two years ago, providing added peace of mind for future ownership. Located in an established neighborhood with easy access to shopping, dining, and major commuter routes, this home benefits from steady rental demand while also being a welcoming place for owner-occupants. Whether you’re an investor looking to add value or a family wanting a solid home with room to personalize, this property offers durability, flexibility, and long-term upside.

Key facts

• Mature shade tree
• Attached garage
• Single-story design

Tags

• FENCED BACKYARD
• COVERED PATIO
• MATURE SHADE TREE
• CLASSIC BRICK EXTERIOR
• ATTACHED GARAGE
• SINGLE-STORY DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (5.3% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents flat; 233 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($75k/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 114 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% 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 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $230,914
• List price: $210,000
• Delta: -9.06%
• 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
914 Shorehaven Dr	0.29mi	3/1.5	1,038 (+2%)	2mo	$220,000	$212	81
1462 Bay Shore Dr	0.28mi	3/1.5	1,055 (+4%)	2mo	$225,000	$213	80
913 Shorehaven Dr	0.30mi	3/1.5	1,034 (+2%)	10mo	$230,000	$222	75
605 Rosewood Hills Dr	0.54mi	3/2.0	1,012 (-1%)	3mo	$170,000	$168	69
813 Rosewood Hills Dr	0.41mi	3/2.0	980 (-4%)	5mo	$225,000	$230	68
1305 Greencove Dr	0.03mi	3/1.5	882 (-13%)	10mo	$236,999	$269	68
1725 Whiteoak Dr	0.65mi	3/1.0	1,062 (+4%)	2mo	$255,000	$240	59
610 Greencove Dr	0.49mi	3/1.5	1,149 (+13%)	1mo	$225,000	$196	55
601 John Glenn Dr	0.73mi	3/1.0	1,045 (+3%)	7mo	$160,000	$153	54
1017 Peace Rose Ave	0.64mi	3/1.5	1,080 (+6%)	7mo	$170,000	$157	54
1614 Bitter Creek Dr	0.49mi	4/2.0 (+1)	1,098 (+8%)	7mo	$229,000	$209	51
517 Shorehaven Dr	0.56mi	2/2.0 (-1)	1,170 (+15%)	6mo	$155,000	$132	37

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-44,668
• Equity at exit: $31,312

10-year hold

• IRR: -26.8%
• Equity multiple: -0.11×
• Total profit: $-65,235
• Equity at exit: $18,157

Cash invested: $58,800 (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 75040

• Rents YoY: 0.4%
• Active inventory: 233
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$472 /mo · $5,669/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-91

Break-even live

Break-even rent $2,103

Max offer price $193,949

Occupancy floor 100%

Sensitivity live

Price	-10% $28	-5% $-31	+0% $-91	+5% $-150	+10% $-210
Rent	-10% $-248	-5% $-169	+0% $-91	+5% $-12	+10% $66
Rate	-1.0pp $15	-0.5pp $-37	base $-91	+0.5pp $-145	+1.0pp $-201

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Rosewood Hills Dr Garland, TX	3.0	2.0	1272	$1,800	$1.42	25d	1	0.50mi
1009 Foxe Basin Dr Garland, TX	3.0	1.5	1019	$1,850	$1.82	3d	1	0.56mi
820 Courtenay Pl Garland, TX	3.0	2.0	1224	$1,845	$1.51	45d	1	0.59mi
822 Courtenay Pl Garland, TX	2.0	2.0	1296	$1,845	$1.42	23d	1	0.60mi
501 Rosewood Hills Dr Garland, TX	3.0	1.5	1304	$1,850	$1.42	20d	1	0.60mi
1406 Yukon Dr Garland, TX	2.0	1.5	950	$1,395	$1.47	45d	1	0.60mi
1910 Whiteoak Dr Garland, TX	4.0	2.0	1448	$1,995	$1.38	6d	1	0.66mi
1130 Richard Dr Garland, TX	3.0	1.0	891	$2,000	$2.24	45d	1	0.68mi
1506 Whiteoak Dr Garland, TX	3.0	2.0	1435	$2,000	$1.39	18d	1	0.71mi
1506 Whiteoak Dr Garland, TX	3.0	2.0	1435	$2,000	$1.39	19d	1	0.71mi
1617 Meridian Way Garland, TX	3.0	2.0	1476	$1,900	$1.29	25d	1	0.77mi
822 Milky Way Garland, TX	3.0	2.0	1141	$2,100	$1.84	9d	1	0.79mi
1841 Sage Dr Garland, TX	3.0	2.0	1356	$1,995	$1.47	15d	1	0.90mi
502 Moonlight Dr Garland, TX	3.0	2.0	1496	$1,900	$1.27	13d	1	0.91mi
1834 Sage Dr Garland, TX	3.0	2.0	1422	$2,100	$1.48	9d	1	0.93mi
618 Pleasant Valley Rd Garland, TX	3.0	2.0	1003	$2,095	$2.09	45d	1	0.93mi
1101 Tensley Dr Garland, TX	3.0	1.5	950	$1,600	$1.68	45d	1	0.96mi
1630 Dell Oak Dr Garland, TX	3.0	2.0	1268	$2,100	$1.66	9d	1	1.00mi
510 Sunset Dr Garland, TX	3.0	2.0	1265	$1,800	$1.42	6d	1	1.03mi
1446 Cross Courts Dr Garland, TX	3.0	2.0	1302	$1,950	$1.50	9d	1	1.05mi
613 Dawn Dr Garland, TX	3.0	2.0	1026	$2,100	$2.05	0d	1	1.07mi
917 Piedmont Dr Garland, TX	3.0	1.5	1053	$1,500	$1.42	9d	1	1.07mi
1446 Cross Courts Dr Garland, TX	3.0	2.0	1302	$1,961	$1.51	45d	1	1.09mi
1301 Quail Dr Garland, TX	3.0	2.0	1428	$2,000	$1.40	45d	1	1.21mi
1509 Quail Dr Garland, TX	3.0	1.5	1176	$1,795	$1.53	23d	1	1.30mi
1413 Eagle Pass Dr Garland, TX	3.0	3.0	1280	$1,835	$1.43	45d	1	1.33mi
1413 Eagle Pass Dr Garland, TX	3.0	3.0	1280	$1,835	$1.43	16d	1	1.33mi
1902 High Meadow Dr Garland, TX	3.0	2.0	1452	$2,750	$1.89	45d	1	1.40mi
219 Loma Dr Garland, TX	3.0	1.5	884	$1,699	$1.92	45d	1	1.42mi
1814 Burke Dr Garland, TX	4.0	2.5	1246	$2,030	$1.63	22d	1	1.43mi
1405 Meandering Way Garland, TX	3.0	2.0	1446	$2,100	$1.45	9d	1	1.47mi
1965 Timber Oaks Dr Garland, TX	3.0	3.0	1467	$2,030	$1.38	45d	1	1.47mi
1965 Timber Oaks Dr Garland, TX	3.0	3.0	1467	$2,000	$1.36	25d	1	1.47mi
2606 Shalimar Dr Garland, TX	3.0	2.0	1242	$1,850	$1.49	16d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $210,000 Active 114 DOM
2. 2026-06-18
   price $210,000 Active 111 DOM
3. 2026-06-18
   days on market $215,000 Active 111 DOM
4. 2026-06-17
   days on market $215,000 Active 110 DOM
5. 2026-06-16
   days on market $215,000 Active 109 DOM
6. 2026-06-15
   days on market $215,000 Active 108 DOM
7. 2026-06-13
   days on market $215,000 Active 106 DOM
8. 2026-06-09
   days on market $215,000 Active 102 DOM
9. 2026-06-08
   days on market $215,000 Active 101 DOM
10. 2026-06-07
    days on market $215,000 Active 100 DOM
11. 2026-06-04
    days on market $215,000 Active 97 DOM
12. 2026-06-03
    days on market $215,000 Active 96 DOM
13. 2026-06-02
    days on market $215,000 Active 95 DOM
14. 2026-06-01
    days on market $215,000 Active 94 DOM
15. 2026-05-31
    days on market $215,000 Active 93 DOM
16. 2026-02-27
    listed $215,000 Active 1727-char remark

    Show marketing remark (1727 chars)

    Welcome to 1310 Greencove Drive, a well-maintained single-story brick home that offers both strong investment potential and everyday living. Featuring 3 bedrooms, 1.5 bathrooms, and a functional layout, this property is ideal for investors seeking a value-add opportunity or families looking for an affordable home they can update to their taste. Inside, the home features a spacious living area with plenty of natural light that flows into the dining area and kitchen, creating a practical and open feel for daily living and entertaining. The kitchen offers ample cabinet storage and workspace, ready for cosmetic updates that can quickly enhance the home’s value. Well-sized bedrooms and an efficient floor plan make it suitable for long-term tenants or owner-occupants alike. The interior is move-in ready and functional, while offering opportunities for cosmetic updates to enhance style and build additional value over time. Step outside to a large, fenced backyard featuring a mature shade tree and a covered patio—perfect for gatherings, play space, or relaxing evenings outdoors. The classic brick exterior, attached garage, and single-story design add to the home’s durability and everyday convenience. The roof was replaced approximately two years ago, providing added peace of mind for future ownership. Located in an established neighborhood with easy access to shopping, dining, and major commuter routes, this home benefits from steady rental demand while also being a welcoming place for owner-occupants. Whether you’re an investor looking to add value or a family wanting a solid home with room to personalize, this property offers durability, flexibility, and long-term upside.

17. 1997-03-13
    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: $5,669 · $472/mo
• Projected year-2 tax: $5,669 · $472/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 · 23 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: $23,853
• − Mortgage interest: −$11,763
• − Property taxes: −$5,669
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$6,109
• Taxable loss: −$4,555
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $3/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 64,606
• Household income: $74,519
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1746.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 29% White 21% Black 15% Asian 11%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Vietnamese 7% Other Indo-European 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: ▼ -203.91%
• Current HPI: 325.6966
• Rent YoY: ▲ 0.43%
• 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

2 events — show timeline

• 2026-02-27 Listed $215,000 NTREIS
• 1997-03-13 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,669 · +5.3% YoY. Source: county tax records.