3016 Tudor Ln · Irving, TX 75060

$598,800

8 bd · 8.0 ba · 4,368 sqft · MultiFamily public records · 11 Days on market

Built 1973 0.33 ac lot $137/sqft · at area comps Est $620k · at est.

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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 +22.9/30.0
• ARV discount +9.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4 unit with 2 bedroom 2bathroom each unit. Owner pays water and tenants pay electric bills

Key facts

• Major updates
• Fresh interior paint
• Fresh exterior paint

Tags

• INCOME PRODUCING POTENTIAL
• MAJOR UPDATES
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW ROOF
• RECENT FOUNDATION WORK

Property features AI

Finance

• Other: Property intended as multi-unit investment (4 units, 1 building); Lot cleared with few trees; Lot under 0.5 acre (approx. 0.334 acre); Complex name: Tudor; Subdivision: Mammen Park Estates
• Financial info: Listed for residential income use (quadruplex); Gross annual income/expenses and NOI listed as 0.00 in records
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Driveway; Gravel parking; On-site parking; Parking lot; Side-by-side parking; No garage
• Utilities: City water; City sewer; Electricity connected; Cable available; Overhead utilities
• Home design: Residential income property — quadruplex; Two stories; Year built 1973
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Balcony; Covered porch(es); Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen
• Bedrooms: 8 bedrooms (total); Two-level layout
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 8 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Built-in features; Decorative lighting; Eat-in kitchen; High-speed internet available; Window coverings

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $262/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $599k).
• Cap rate 8.4% vs local median 2.6% in Irving — 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 80/100 on livability (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brown El (math 12% / reading 11%, grade F, #4,225 of 4,322 statewide, top 98%, 700 students, 91% FRL) — zoned schools average 91% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 101 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $7,023/mo this rent would consume 118% of the median local household income ($72k/yr) (locally 1049% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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

• 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 $598,800

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $619,901
• List price: $598,800
• Delta: -3.40%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S Briery Rd Unit A	0.24mi	8/6.0	4,340 (-1%)	7mo	$750,000	$173	74
217 Shrum Ct	0.10mi	8/6.0	4,052 (-7%)	10mo	$749,000	$185	67
3064 Tudor Ln	0.10mi	8/6.0	4,168 (-5%)	18mo	$749,000	$180	65

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 · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-26,641
• Equity at exit: $89,283

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $77,462
• Equity at exit: $51,773

Cash invested: $167,664 (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 75060

• Rents YoY: 3.5%
• Active inventory: 101
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $7,023 high
• Mortgage (P&I): −$3,140
• Tax from tax record: −$1,109 /mo · $13,303/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,475
• Net cashflow: $1,050

Break-even live

Break-even rent $5,694

Max offer price $598,800

Occupancy floor 80%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$7,024
Total (4 units)			$7,023

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: $149,700
• Closing costs: $17,964
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-15
   listed $598,800 Active 909-char remark
2. 2025-06-12
   historical $995
3. 2025-05-04
   price $995
4. 2025-04-04
   listed $1,100
5. 2017-12-28
   soldstatus
6. 2013-12-11
   soldstatus
7. 2013-12-11
   soldstatus
8. 2013-11-28
   soldstatus Closed 90-char remark

   Show marketing remark (90 chars)

   4 unit with 2 bedroom 2bathroom each unit. Owner pays water and tenants pay electric bills

9. 2013-09-10
   price $152,000 90-char remark

   Show marketing remark (90 chars)

   4 unit with 2 bedroom 2bathroom each unit. Owner pays water and tenants pay electric bills

10. 2013-08-22
    listed $160,000 Active 90-char remark

    Show marketing remark (90 chars)

    4 unit with 2 bedroom 2bathroom each unit. Owner pays water and tenants pay electric bills

11. 2011-02-06
    historical
12. 2010-08-07
    listed $159,900 Active
13. 2008-08-27
    soldstatus
14. 2008-01-15
    soldstatus
15. 2005-11-28
    soldstatus
16. 2005-11-17
    soldstatus
17. 2005-09-25
    historical
18. 2004-11-01
    listed $165,000
19. 1986-06-13
    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: $13,303 · $1,109/mo
• Projected year-2 tax: $13,303 · $1,109/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,276
• − Mortgage interest: −$33,542
• − Property taxes: −$13,303
• − Insurance: −$2,994
• − Repairs & maintenance: −$6,742
• − Management: −$6,742
• − Depreciation: −$17,420
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $11,751/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: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 of 826 in TX

Livability — Irving

• Score: 80/100
• State rank: #45
• US rank: #1913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irving, TX
• County: Dallas County · 2,612,404 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,591
• Household income: $71,575
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1049.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 19% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 36% English-only · Spanish 58% Other Asian/Pacific 3% 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: ▼ -270.10%
• Current HPI: 337.7965
• Rent YoY: ▲ 3.45%
• 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

+262.9% since first listed

21 events — show timeline

• 2026-05-26 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-05-15 Listed $598,800 NTREIS
• 2025-06-12 Rental Removed $995 NTREIS
• 2025-05-04 Price Changed $995 NTREIS
• 2025-04-04 Listed for Rent $1,100 NTREIS
• 2017-12-28 Sold (Public Records) — Public Records
• 2013-12-11 Sold (Public Records) — Public Records
• 2013-12-11 Sold (Public Records) — Public Records
• 2013-11-28 Sold (MLS) — NTREIS
• 2013-09-10 Price Changed $152,000 NTREIS
• 2013-08-22 Listed $160,000 NTREIS
• 2011-02-06 Listing Removed — NTREIS
• 2010-08-07 Listed $159,900 NTREIS
• 2008-08-27 Sold (Public Records) — Public Records
• 2008-01-15 Sold (Public Records) — Public Records
• 2005-11-28 Sold (Public Records) — Public Records
• 2005-11-17 Sold (MLS) — NTREIS
• 2005-09-25 Listing Removed — NTREIS
• 2004-11-01 Listed $165,000 NTREIS
• 1986-06-13 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $13,303 · -5.8% YoY. Source: county tax records.