815 Kissell Rd · Wilmer, TX 75172

$110,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 48 Days on market

Built 1955 8,930 sqft lot $135/sqft · 37% below area Est $174k · 37% under

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Why this score? — see what drove the A- 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single-family home featuring on a generous 0.2-acre lot. The smaller footprint allows for an efficient renovation, while the large lot offers ample room for outdoor improvements, potential expansion, or enhanced curb appeal. The home requires TLC and is perfectly suited. Conveniently located near major highway access, it ensures long-term rental appeal and an easy commute. Sold strictly AS-IS. Property is boarded up.

Key facts

• 0.2-acre lot
• Easy commute
• Enhanced curb appeal

Tags

• 0.2-ACRE LOT
• POTENTIAL EXPANSION
• ENHANCED CURB APPEAL
• MAJOR HIGHWAY ACCESS
• EASY COMMUTE

Property features AI

Finance

• Financial info: Listing is cash only; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: No covered parking or carport; no designated parking features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Entry level: Main level
• Construction: Frame construction; Pillar/post/pier foundation; Built in 1955
• Exterior features: Lot under 0.5 acre (approximately 0.205 acres); City sewer and city water

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Interior features: Four total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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).
• Market conditions: 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 1.45% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 5.7

CMA / ARV

• ARV (median comp): $173,627
• List price: $110,000
• Delta: -36.65%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Johnson St	0.17mi	2/1.0	816 (0%)	6mo	$125,000	$153	87
320 Thorne St	0.15mi	3/1.0 (+1)	816 (0%)	18mo	$140,000	$172	73
230 Cottonwood Dr	0.12mi	3/1.0 (+1)	840 (+3%)	24mo	$194,900	$232	64
211 Wilmer Heights Dr	0.63mi	3/1.0 (+1)	888 (+9%)	18mo	$189,000	$213	35
202 Wilmer Heights Dr	0.68mi	3/1.0 (+1)	884 (+8%)	22mo	$179,900	$204	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.29×
• Total profit: $39,805
• Equity at exit: $54,027

10-year hold

• IRR: 22.3%
• Equity multiple: 4.43×
• Total profit: $105,697
• Equity at exit: $87,002

Cash invested: $30,800 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 42
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$577
• Tax from tax record: −$290 /mo · $3,484/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $348

Break-even live

Break-even rent $1,156

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $410	-5% $379	+0% $348	+5% $317	+10% $285
Rent	-10% $222	-5% $285	+0% $348	+5% $411	+10% $474
Rate	-1.0pp $403	-0.5pp $376	base $348	+0.5pp $319	+1.0pp $290

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,549	$1.57	0d	9	0.95mi
607 Keats Rd Wilmer, TX	3.0	2.0	952	$1,750	$1.84	44d	1	0.96mi
101 W Pleasant Run Rd Wilmer, TX	2.0–3.0	2.0	1088	$1,549	$1.42	0d	1	0.99mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,522	$1.54	0d	13	1.00mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,596	$1.65	0d	24	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 48 DOM
2. 2026-06-18
   days on market $110,000 Active 45 DOM
3. 2026-06-17
   days on market $110,000 Active 44 DOM
4. 2026-06-16
   days on market $110,000 Active 43 DOM
5. 2026-06-15
   days on market $110,000 Active 42 DOM
6. 2026-06-13
   days on market $110,000 Active 40 DOM
7. 2026-06-09
   days on market $110,000 Active 36 DOM
8. 2026-06-08
   days on market $110,000 Active 35 DOM
9. 2026-06-07
   days on market $110,000 Active 34 DOM
10. 2026-06-04
    days on market $110,000 Active 31 DOM
11. 2026-06-03
    days on market $110,000 Active 30 DOM
12. 2026-06-02
    days on market $110,000 Active 29 DOM
13. 2026-06-01
    days on market $110,000 Active 28 DOM
14. 2026-05-31
    days on market $110,000 Active 27 DOM
15. 2026-05-04
    listed $110,000 Active 420-char remark
16. 2004-01-16
    soldstatus
17. 2002-03-19
    soldstatus
18. 1999-04-29
    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: $3,484 · $290/mo
• Projected year-2 tax: $3,484 · $290/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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: $19,150
• − Mortgage interest: −$6,162
• − Property taxes: −$3,484
• − Insurance: −$550
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,200
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,526/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): 5,873

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 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 3.73%
• Current HPI: 221.1676
• 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

4 events — show timeline

• 2026-05-04 Listed $110,000 NTREIS
• 2004-01-16 Sold (Public Records) — Public Records
• 2002-03-19 Sold (Public Records) — Public Records
• 1999-04-29 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,484 · -1.5% YoY. Source: county tax records.