3012 Tina St · Sachse, TX 75048

$192,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 20 Days on market

Built 1985 7,187 sqft lot $128/sqft · 47% below area Est $299k · 36% under ↓ 35% since listing

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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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained house is perfect for you! This charming 3 bedroom, 2 bathroom home is move-in ready with beautiful mature landscaping and a spacious backyard. The living room has vaulted ceilings and a cozy wood burning fireplace. The spacious kitchen has ample cabinets and flows into the dining room for easy entertaining. Master suite includes a private bathroom. Large backyard is perfect for adding a pool or outdoor living space. Gated driveway leads to a rear-entry garage that can be used as additional living or workspace. Updates include: Roof 2016, HVAC System 2019. Great location near George Bush Turnpike and Highway 78 for easy access to the entire Metroplex. Great shopping, dining, and schools nearby!

Key facts

• Large backyard
• Gated driveway
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• WOOD BURNING FIREPLACE
• LARGE BACKYARD
• GATED DRIVEWAY
• REAR ENTRY GARAGE
• QUICK ACCESS TO HIGHWAY 78

Property features AI

Finance

• Financial info: Listing is HUD owned; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); Covered parking space; Driveway; Garage faces rear; Garage door opener; Concrete parking surface
• Utilities: City water with individual water meter; City sewer; Electricity available; Cable available
• Home design: Single family residence; Residential property; One story; Entry level: main level
• Construction: Built in 1985; Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Wood fencing; Alley access; Concrete and curbs

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen
• Bedrooms: Primary bedroom (15 x 11) on main level; Bedroom (9 x 10) on main level; Bedroom (10 x 10) on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Eat-in kitchen; Built-in cabinets; Fireplace in living room; One living area; One dining area; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $189k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.8% in Sachse — 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 76/100 on livability (#94 in TX, #3,263 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Market conditions: Rents soft (-1.1%/yr); 182 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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 20 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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 $189,120 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 6.9

CMA / ARV

• ARV (median comp): $299,484
• List price: $192,000
• Delta: -35.89%
• 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
6315 Sachse St	0.10mi	3/3.0	1,540 (+3%)	3mo	$355,000	$231	85
3136 Tina St	0.08mi	3/2.0	1,380 (-8%)	1mo	$289,000	$209	82
3425 7th St	0.32mi	3/2.0	1,476 (-2%)	1mo	$339,900	$230	81
3913 Arizona St	0.35mi	3/2.0	1,441 (-4%)	2mo	$295,000	$205	76
3109 Scott Dr	0.41mi	3/2.0	1,532 (+2%)	3mo	$280,000	$183	75
3207 Tina St	0.09mi	3/2.0	1,302 (-13%)	1mo	$299,000	$230	73
5824 Boone St	0.28mi	3/2.0	1,632 (+9%)	1mo	$299,900	$184	72
3320 Bryan St	0.55mi	3/2.0	1,424 (-5%)	3mo	$340,000	$239	63
3115 Scott Dr	0.41mi	3/2.0	1,653 (+10%)	2mo	$345,000	$209	62
2620 Mcdearmon St	0.24mi	4/2.0 (+1)	1,696 (+13%)	1mo	$259,000	$153	61
2011 Cori Pl	0.64mi	3/2.0	1,570 (+5%)	3mo	$395,000	$252	60
7010 Cottonwood Cir	0.71mi	3/2.0	1,720 (+15%)	4mo	$359,000	$209	40

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-24,793
• Equity at exit: $28,628

10-year hold

• IRR: -11.2%
• Equity multiple: 0.44×
• Total profit: $-30,276
• Equity at exit: $16,601

Cash invested: $53,760 (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 75048

• Home prices YoY: -15.5%
• Rents YoY: -1.1%
• Active inventory: 182
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,007
• Tax from tax record: −$533 /mo · $6,401/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $202

Break-even live

Break-even rent $2,051

Max offer price $192,000

Occupancy floor 86%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6315 Sachse St Sachse, TX	3.0	3.0	1740	$2,550	$1.47	24d	1	0.06mi
6238 Dewitt St Sachse, TX	3.0	2.5	2175	$2,500	$1.15	43d	1	0.16mi
3319 Kellie St Sachse, TX	3.0	2.0	1738	$2,600	$1.50	43d	1	0.21mi
3601 Jewel St Sachse, TX	3.0	2.0	1449	$1,725	$1.19	43d	1	0.28mi
2609 Herring Cir Sachse, TX	3.0	2.0	1440	$1,995	$1.39	7d	1	0.30mi
3416 Lillie St Sachse, TX	3.0	2.0	1496	$1,800	$1.20	43d	1	0.34mi
3516 7th St Sachse, TX	3.0	2.0	1314	$2,145	$1.63	20d	1	0.36mi
3826 Jewel St Sachse, TX	3.0	1.5	1058	$1,850	$1.75	6d	1	0.44mi
2616 Pennington Dr Sachse, TX	4.0	2.0	1828	$2,800	$1.53	4d	1	0.93mi
4602 Lee Hutson Ln Sachse, TX	3.0	2.0	1632	$2,440	$1.50	5d	1	0.94mi
4512 Shade Tree Ct Sachse, TX	3.0	2.0	1935	$2,395	$1.24	12d	1	1.15mi
4512 Shade Tree Ct Sachse, TX	3.0	2.0	1935	$2,500	$1.29	43d	1	1.15mi
4509 Sawgrass Dr Sachse, TX	4.0	2.0	1968	$2,495	$1.27	43d	1	1.21mi
4104 Mustang Ave Sachse, TX	3.0	2.0	1811	$2,600	$1.44	7d	1	1.22mi
4114 Lee Hutson Dr Sachse, TX	3.0	3.0	2083	$2,700	$1.30	24d	1	1.23mi
4606 Rosewood Ln Sachse, TX	3.0	2.0	1854	$2,400	$1.29	43d	1	1.32mi
3401 Rosewood Ln Sachse, TX	4.0	2.0	2015	$2,900	$1.44	43d	1	1.34mi
7700 Cody Ln Sachse, TX	1.0–3.0	1.0–2.0	1115	$2,922	$2.62	7d	35	1.34mi
2909 Madison Ct Richardson, TX	3.0	2.0	1853	$2,600	$1.40	11d	1	1.39mi

Listing history 23 events

1. 2026-04-30
   listed $192,000 Active 1086-char remark
2. 2025-05-27
   historical
3. 2025-04-28
   price $289,999
4. 2025-04-16
   price $294,999
5. 2025-04-07
   price $296,999
6. 2025-04-04
   price $298,999
7. 2025-03-20
   price $299,999
8. 2025-02-26
   price $304,999
9. 2025-01-17
   price $308,499
10. 2025-01-13
    price $313,499
11. 2025-01-04
    price $315,999
12. 2024-12-13
    price $323,999
13. 2024-11-08
    price $325,000
14. 2024-11-01
    price $329,999
15. 2024-10-26
    listed $335,000 Active
16. 2022-03-21
    soldstatus
17. 2022-03-18
    soldstatus Closed

    Show marketing remark (718 chars)

    Well-maintained house is perfect for you! This charming 3 bedroom, 2 bathroom home is move-in ready with beautiful mature landscaping and a spacious backyard. The living room has vaulted ceilings and a cozy wood burning fireplace. The spacious kitchen has ample cabinets and flows into the dining room for easy entertaining. Master suite includes a private bathroom. Large backyard is perfect for adding a pool or outdoor living space. Gated driveway leads to a rear-entry garage that can be used as additional living or workspace. Updates include: Roof 2016, HVAC System 2019. Great location near George Bush Turnpike and Highway 78 for easy access to the entire Metroplex. Great shopping, dining, and schools nearby!

18. 2022-03-15
    price $2,240
19. 2022-03-04
    status Pending

    Show marketing remark (718 chars)

    Well-maintained house is perfect for you! This charming 3 bedroom, 2 bathroom home is move-in ready with beautiful mature landscaping and a spacious backyard. The living room has vaulted ceilings and a cozy wood burning fireplace. The spacious kitchen has ample cabinets and flows into the dining room for easy entertaining. Master suite includes a private bathroom. Large backyard is perfect for adding a pool or outdoor living space. Gated driveway leads to a rear-entry garage that can be used as additional living or workspace. Updates include: Roof 2016, HVAC System 2019. Great location near George Bush Turnpike and Highway 78 for easy access to the entire Metroplex. Great shopping, dining, and schools nearby!

20. 2022-03-02
    historical Active Option Contract

    Show marketing remark (718 chars)

    Well-maintained house is perfect for you! This charming 3 bedroom, 2 bathroom home is move-in ready with beautiful mature landscaping and a spacious backyard. The living room has vaulted ceilings and a cozy wood burning fireplace. The spacious kitchen has ample cabinets and flows into the dining room for easy entertaining. Master suite includes a private bathroom. Large backyard is perfect for adding a pool or outdoor living space. Gated driveway leads to a rear-entry garage that can be used as additional living or workspace. Updates include: Roof 2016, HVAC System 2019. Great location near George Bush Turnpike and Highway 78 for easy access to the entire Metroplex. Great shopping, dining, and schools nearby!

21. 2022-02-22
    listed $295,000 Active

    Show marketing remark (718 chars)

    Well-maintained house is perfect for you! This charming 3 bedroom, 2 bathroom home is move-in ready with beautiful mature landscaping and a spacious backyard. The living room has vaulted ceilings and a cozy wood burning fireplace. The spacious kitchen has ample cabinets and flows into the dining room for easy entertaining. Master suite includes a private bathroom. Large backyard is perfect for adding a pool or outdoor living space. Gated driveway leads to a rear-entry garage that can be used as additional living or workspace. Updates include: Roof 2016, HVAC System 2019. Great location near George Bush Turnpike and Highway 78 for easy access to the entire Metroplex. Great shopping, dining, and schools nearby!

22. 1992-07-24
    soldstatus
23. 1985-10-01
    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: $6,401 · $533/mo
• Projected year-2 tax: $6,401 · $533/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,680
• − Mortgage interest: −$10,755
• − Property taxes: −$6,401
• − Insurance: −$960
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$5,585
• Taxable loss: −$450
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $2,532/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 — Sachse

• Score: 76/100
• State rank: #94
• US rank: #3263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sachse, TX
• County: Dallas County · 2,612,404 people
• City population: 30,993
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,993
• Household income: $131,087
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 508.0

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: White 48% Asian 19% Black 14% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Vietnam, Canada
• Languages at home: 70% English-only · Vietnamese 9% Spanish 8% Other Indo-European 5%

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: ▼ -48.58%
• Current HPI: 264.5642
• Rent YoY: ▼ -1.11%
• 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

-34.9% since first listed

24 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-04-30 Listed $192,000 NTREIS
• 2025-05-27 Listing Removed — NTREIS
• 2025-04-28 Price Changed $289,999 NTREIS
• 2025-04-16 Price Changed $294,999 NTREIS
• 2025-04-07 Price Changed $296,999 NTREIS
• 2025-04-04 Price Changed $298,999 NTREIS
• 2025-03-20 Price Changed $299,999 NTREIS
• 2025-02-26 Price Changed $304,999 NTREIS
• 2025-01-17 Price Changed $308,499 NTREIS
• 2025-01-13 Price Changed $313,499 NTREIS
• 2025-01-04 Price Changed $315,999 NTREIS
• 2024-12-13 Price Changed $323,999 NTREIS
• 2024-11-08 Price Changed $325,000 NTREIS
• 2024-11-01 Price Changed $329,999 NTREIS
• 2024-10-26 Listed $335,000 NTREIS
• 2022-03-21 Sold (Public Records) — Public Records
• 2022-03-18 Sold (MLS) — NTREIS
• 2022-03-15 Price Changed $2,240 RENT.
• 2022-03-04 Pending — NTREIS
• 2022-03-02 Contingent — NTREIS
• 2022-02-22 Listed $295,000 NTREIS
• 1992-07-24 Sold (Public Records) — Public Records
• 1985-10-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,401 · -4.5% YoY. Source: county tax records.