1268 Balsam Rd · Wilmer, TX 75141

$235,999

3 bd · 2.0 ba · 1,402 sqft · Land · 5 Days on market

Built 2025 4,400 sqft lot $168/sqft · 43% above area Est $166k · 43% over $75/mo HOA · 4% of rent ↓ 12% since listing

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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).

• Cash flow +13.3/30.0
• Appreciation +5.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, and VA Loan; Second mortgage not indicated
• HOA & community: Mandatory HOA managed by Legacy; Annual association fee of $899; HOA covers maintenance of grounds, management fees, and full use of facilities

Exterior

• Parking: Attached 2-car garage that faces front; 2 covered parking spaces
• Security: Smoke detectors, fire alarm, and carbon monoxide detectors
• Utilities: City water and city sewer; Concrete driveway/walks; Located in a municipal utility district
• Home design: Single family residence (attached); One-story; Shingle composition roof
• Construction: 2025 construction; Brick, rock/stone, and siding exterior; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard with sprinkler system; Interior lot with sidewalks and curbs

Interior

• Kitchen: Kitchen with built-in cabinets and natural stone/granite surfaces; Kitchen island; Microwave; Electric oven and electric range; Dishwasher; Walk-in pantry
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom on the main level with dual sinks and linen closet
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipment; Central air conditioning (electric) with ENERGY STAR qualified equipment
• Interior features: Open floorplan with decorative lighting and built-in features; Kitchen island; Pantry; Walk-in closets; Cable TV and high-speed internet available; Vented exhaust fan
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $236k.

Deal economics

• At list price, monthly cash flow is $-1 ($-13/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (18.7% below list).
• Recommended offer: $192k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Wilmer — 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 60/100 on livability (#1,054 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute 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: Eddie Bernice Johnson Stem Academy (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 502 students, 92% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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.

Recommended offer $191,873 (18.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $165,557
• List price: $235,999
• Delta: 42.55%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.10×
• Total profit: $6,740
• Equity at exit: $83,158

10-year hold

• IRR: 6.4%
• Equity multiple: 1.80×
• Total profit: $52,957
• Equity at exit: $112,542

Cash invested: $66,080 (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 75141

• Home prices YoY: 0.3%
• Active inventory: 85
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$98
• HOA: −$75
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-1

Break-even live

Break-even rent $1,920

Max offer price $235,807

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $66	+0% $-1	+5% $-68	+10% $-135
Rent	-10% $-153	-5% $-77	+0% $-1	+5% $75	+10% $150
Rate	-1.0pp $118	-0.5pp $59	base $-1	+0.5pp $-62	+1.0pp $-124

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	45d	1	0.04mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.05mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.05mi
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.07mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	45d	1	0.09mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	45d	1	0.37mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.45mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.82mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	1.01mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,890	$1.96	0d	25	1.14mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.26mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 7 events

1. 2026-06-21
   days on market $235,999 Active 5 DOM
2. 2026-06-18
   days on market $235,999 Active 2 DOM
3. 2026-06-17
   remarks 553-char remark
4. 2026-06-17
   days on marketlisting id $235,999 Active 1 DOM
5. 2026-06-09
   days on market $235,999 Active 24 DOM

   Show marketing remark (419 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

6. 2026-06-08
   remarks 419-char remark

   Show marketing remark (419 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

7. 2026-06-08
   pricestatusdays on market $235,999 Active 23 DOM

   Show marketing remark (419 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $4,319 · $360/mo
• Expected delta: +$3,047/yr (+$254/mo · 239.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,025
• − Mortgage interest: −$13,220
• − Property taxes: −$1,271
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$900
• − Depreciation: −$6,865
• Taxable loss: −$4,096
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $970/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 — Wilmer

• Score: 60/100
• State rank: #1054
• US rank: #18696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmer, TX
• City population: 5,873
• Population (ZIP): 4,686

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 0.56)
• Race & ethnicity: Hispanic / Latino 53% Black 39% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 46% Puerto Rican 3%
• Common ancestry: Slovak 1% American 1% Russian 1%
• Foreign-born: 23% · Canada
• Languages at home: 51% English-only · Spanish 49% 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: ▲ 1.21%
• Current HPI: 382.1182
• Rent YoY: —
• Metro: —
• 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

-11.8% since first listed

14 events — show timeline

• 2026-06-19 Relisted — Zillow
• 2026-06-19 Price Changed $239,999 Zillow
• 2026-06-16 Listed $235,999 NTREIS
• 2026-06-09 Delisted — Zillow
• 2026-06-08 Relisted — Zillow
• 2026-06-08 Price Changed $235,999 Zillow
• 2026-05-03 Delisted — Zillow
• 2026-04-22 Relisted — Zillow
• 2026-04-22 Price Changed $239,999 Zillow
• 2026-03-25 Delisted — Zillow
• 2026-03-18 Relisted — Zillow
• 2026-03-17 Delisted — Zillow
• 2026-03-12 Price Changed $242,999 Zillow
• 2026-03-11 Listed $271,999 Zillow