933 Vista Ln · DeSoto, TX 75115

$480,000

4 bd · 3.0 ba · 3,229 sqft · SingleFamily public records · 54 Days on market

Built 2020 Fair condition 10,237 sqft lot Garage $149/sqft · 19% below area Est $594k · 19% under $42/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +15.0/15.0
• Livability +3.3/5.0
• Cash flow +2.9/30.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER OFFERING $15,000 IN BUYER INCENTIVES WITH ACCEPTABLE OFFER, ALL MEDIA ROOM EQUIPMENT INCLUDED! Use towards closing cost, interest rate buy-down, or other lender approved expenses. Located in Duncanville ISD, this beautifully designed 2021-built home offers over 3,300 sqft of flexible living space on an oversized lot. Featuring 4 bedrooms, 3 full bathrooms, a private study that can function as a 5th bedroom, media room, game room, and extended patio, this home was designed with both everyday living and entertaining in mind. The open layout creates space for gathering, while the separate media and game rooms allow everyone to spread out and enjoy their own space.

Key facts

• Private study
• Game room
• Extended patio

Tags

• PRIVATE STUDY
• MEDIA ROOM
• GAME ROOM
• EXTENDED PATIO
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $480k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (46.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (40.5% below list).
• Recommended offer: $256k (46.6% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 3.3% in DeSoto — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S Gus Alexander Jr El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 374 students, 85% FRL) — zoned schools average 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 563 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($83k/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 $3k of loan paydown is wiped out by about $14k 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 54 days — a 3% lower offer ($466k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,355 (46.6% 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 54 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.60% ✗
• Cap rate: 2.37%
• Cash-on-cash: -14.02%
• DSCR: 0.38
• GRM: 14.0

CMA / ARV

• ARV (median comp): $594,028
• List price: $480,000
• Delta: -19.20%
• 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
1017 Vista Ln	0.12mi	4/3.5	3,278 (+2%)	1mo	$510,000	$156	89
2005 Flora Ln	0.30mi	4/3.0	3,282 (+2%)	1mo	$534,900	$163	82
938 Vista Ln	0.04mi	4/2.5	2,783 (-14%)	6mo	$475,000	$171	68
2100 Homestead Dr	0.07mi	4/2.5	2,799 (-13%)	6mo	$499,000	$178	67
816 Yosemite Dr	0.49mi	5/3.5 (+1)	3,261 (+1%)	3mo	$499,000	$153	66
936 Homestead Dr	0.18mi	4/2.5	2,828 (-12%)	4mo	$478,000	$169	66
2032 Picnic Crk	0.14mi	5/4.0 (+1)	3,558 (+10%)	4mo	$565,367	$159	64
933 Homestead Dr	0.15mi	4/2.5	2,773 (-14%)	6mo	$510,000	$184	62
1854 Masters Dr	0.57mi	4/3.0	3,000 (-7%)	1mo	$539,000	$180	61
2034 Cascades Ct	0.38mi	4/3.5	3,527 (+9%)	6mo	$528,000	$150	60
2009 Holland Dr	0.24mi	5/4.0 (+1)	3,558 (+10%)	9mo	$573,000	$161	55
833 Yosemite Dr	0.45mi	5/4.0 (+1)	3,557 (+10%)	7mo	$549,173	$154	48

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: -46.8%
• Equity multiple: -0.38×
• Total profit: $-185,840
• Equity at exit: $71,570

10-year hold

• IRR: —
• Equity multiple: -1.39×
• Total profit: $-321,551
• Equity at exit: $41,502

Cash invested: $134,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 6 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $529,490 ($165/sqft)
• Median days on market: 821 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +11.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75115

• Rents YoY: -2.6%
• Active inventory: 563
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,856 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$1,068 /mo · $12,818/yr
• Insurance: −$200
• HOA: −$42
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-1,571

Break-even live

Break-even rent $4,845

Max offer price $256,355

Occupancy floor —

Sensitivity live

Price	-10% $-1,299	-5% $-1,435	+0% $-1,571	+5% $-1,707	+10% $-1,843
Rent	-10% $-1,796	-5% $-1,684	+0% $-1,571	+5% $-1,458	+10% $-1,345
Rate	-1.0pp $-1,329	-0.5pp $-1,449	base $-1,571	+0.5pp $-1,695	+1.0pp $-1,822

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: $120,000
• Closing costs: $14,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Lamar Ave Duncanville, TX	3.0	2.5	2106	$2,640	$1.25	4d	1	0.76mi
907 Saint George Pl Desoto, TX	4.0	2.5	2600	$3,500	$1.35	9d	1	0.94mi
1444 Pinnacle Peak Dr DeSoto, TX	3.0	2.0	3336	$1,975	$0.59	8d	1	1.26mi
1424 Cobblestone Dr Desoto, TX	5.0	3.0	2667	$8,950	$3.36	71d	1	1.38mi
1423 Cassandra Cir Desoto, TX	3.0	3.5	2367	$2,500	$1.06	13d	1	1.40mi

Property features AI

Finance

• Other: Property located in Dallas County, United States
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: Mandatory HOAHOA fee $500 annuallyHOA includes grounds maintenanceHOA managed by Goddard Management

Exterior

• Parking: Attached garageTwo covered parking spacesTwo garage spaces
• Utilities: Cable availableCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyAttached propertyTwo-story
• Construction: Built in 2020
• Exterior features: Lot in a subdivision (Homestead Daniel Farms Ph 1)Less than 0.5 acre lot

Interior

• Kitchen: Built-in gas rangeDishwasherGarbage disposal
• Bedrooms: Five bedrooms (primary bedroom on first floor; other bedrooms on first and second floors)
• Bathrooms: Three full bathrooms
• Interior features: Built-in featuresCable TV availableTwo living areasOne dining areaNine total roomsOne fireplace in the living roomTwo levels
• Laundry & utility: No smart home app/pass listed

Listing history 30 events

1. 2026-08-08
   days on market $480,000 Active 54 DOM
2. 2026-08-06
   days on market $480,000 Active 52 DOM
3. 2026-08-05
   status $480,000 Active 51 DOM
4. 2026-07-04
   status $480,000 Pending 51 DOM
5. 2026-07-03
   days on market $480,000 Active Option Contract 51 DOM
6. 2026-07-02
   days on market $480,000 Active Option Contract 50 DOM
7. 2026-07-01
   days on market $480,000 Active Option Contract 49 DOM
8. 2026-06-30
   days on market $480,000 Active Option Contract 48 DOM
9. 2026-06-29
   days on market $480,000 Active Option Contract 47 DOM
10. 2026-06-28
    days on market $480,000 Active Option Contract 46 DOM
11. 2026-06-27
    days on market $480,000 Active Option Contract 45 DOM
12. 2026-06-26
    days on market $480,000 Active Option Contract 44 DOM
13. 2026-06-24
    days on market $480,000 Active Option Contract 42 DOM
14. 2026-06-22
    days on market $480,000 Active Option Contract 40 DOM
15. 2026-06-21
    statusdays on market $480,000 Active Option Contract 39 DOM
16. 2026-06-18
    days on market $480,000 Active 36 DOM
17. 2026-06-17
    days on market $480,000 Active 35 DOM
18. 2026-06-16
    days on market $480,000 Active 34 DOM
19. 2026-06-15
    days on market $480,000 Active 33 DOM
20. 2026-06-13
    days on market $480,000 Active 31 DOM
21. 2026-06-13
    days on market $480,000 Active 30 DOM
22. 2026-06-09
    days on market $480,000 Active 27 DOM
23. 2026-06-08
    days on market $480,000 Active 26 DOM
24. 2026-06-07
    days on market $480,000 Active 25 DOM
25. 2026-06-04
    days on market $480,000 Active 22 DOM
26. 2026-06-03
    days on market $480,000 Active 21 DOM
27. 2026-06-02
    days on market $480,000 Active 20 DOM
28. 2026-06-01
    days on market $480,000 Active 19 DOM
29. 2026-05-31
    days on market $480,000 Active 18 DOM
30. 2026-05-13
    listed $480,000 Active 875-char remark

ⓘ 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: $12,818 · $1,068/mo
• Projected year-2 tax: $12,818 · $1,068/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,276
• − Mortgage interest: −$26,887
• − Property taxes: −$12,818
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,742
• − Management: −$2,742
• − HOA: −$504
• − Depreciation: −$13,964
• Taxable loss: −$27,781
• Est. tax savings @ 24.0%: +$6,667
• After-tax cash flow: $-12,182/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $80,725–$145,305 screening

The home is in fair condition with some visible wear. It requires moderate repairs and maintenance, particularly in the interior walls and landscaping, to improve its resale and rental value.

Repairs flagged

• Major interior walls/paint — Paint appears faded and needs repainting
• Major landscaping — Landscaping could be improved to enhance curb appeal

Value-add opportunities

• Resale painting the interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Rental landscaping improvements — Enhanced landscaping can attract more renters and increase rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary S Gus Alexander Jr El F TX #3,333/4,322 Nat'l #32,000/41,679 High Duncanville H S F TX #1,234/1,632 Nat'l #12,251/17,239

Schools (NCES district)

• District: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

C Composite livability gradescore 66/100

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,979,839 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 28% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 1%

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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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Property located in Dallas County, United States
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: Mandatory HOAHOA fee $500 annuallyHOA includes grounds maintenanceHOA managed by Goddard Management

Exterior

• Parking: Attached garageTwo covered parking spacesTwo garage spaces
• Utilities: Cable availableCity sewerNot in a municipal utility district
• Home design: Single family residenceResidential propertyAttached propertyTwo-story
• Construction: Built in 2020
• Exterior features: Lot in a subdivision (Homestead Daniel Farms Ph 1)Less than 0.5 acre lot

Interior

• Kitchen: Built-in gas rangeDishwasherGarbage disposal
• Bedrooms: Five bedrooms (primary bedroom on first floor; other bedrooms on first and second floors)
• Bathrooms: Three full bathrooms
• Interior features: Built-in featuresCable TV availableTwo living areasOne dining areaNine total roomsOne fireplace in the living roomTwo levels
• Laundry & utility: No smart home app/pass listed

Price history

1 event — show timeline

• 2026-05-13 Listed $480,000 NTREIS

Property tax history

+51.1%/yr

Latest (2025): $12,818 · +0.0% YoY. Source: county tax records.