4113 Esters Rd #604 · Irving, TX 75038

$100,000

1 bd · 1.0 ba · 565 sqft · Condo · 99 Days on market

Built 1984 Good condition $177/sqft · 21% below area Est $126k · 21% under $343/mo HOA · 33% of rent ↓ 13% 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).

• ARV discount +15.0/15.0
• Cash flow +5.3/30.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• DSCR +0.0/10.0

Listing remarks

Stylish and move-in ready 1-bedroom condo in the Oaks on the Ridge community! This light-filled unit features an open layout with tile flooring, a cozy fireplace, and a functional kitchen with granite-look counters, white cabinetry, and a breakfast bar perfect for casual dining. The spacious bedroom provides comfort and functionality, while the full bath is conveniently located. Enjoy natural light from large windows and a private, low-maintenance lifestyle with HOA-covered exterior maintenance and access to community amenities.

Key facts

• Functional kitchen
• Open layout
• Tile flooring

Tags

• OPEN LAYOUT
• TILE FLOORING
• COZY FIREPLACE
• FUNCTIONAL KITCHEN
• GRANITE-LOOK COUNTERS
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (32.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $68k (32.1% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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: Johnston El (math 12% / reading 18%, grade F, #4,005 of 4,322 statewide, top 93%, 798 students, 87% FRL); Houston Middle (math 21% / reading 32%, grade F, #1,200 of 1,662 statewide, top 73%, 829 students, 87% FRL); Macarthur H S (math 29% / reading 29%, grade F, #1,147 of 1,632 statewide, top 71%, 2,586 students, 80% FRL).
• Market conditions: Rents flat; 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 18% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,861 (32.1% 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 99 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 3.63%
• Cash-on-cash: -9.52%
• DSCR: 0.58
• GRM: 8.1

CMA / ARV

• ARV (median comp): $126,360
• List price: $100,000
• Delta: -20.86%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4115 Esters Rd #707	0.11mi	1/1.0	565 (0%)	3mo	$125,000	$221	92
4103 Esters Rd #204	0.05mi	1/1.0	565 (0%)	14mo	$150,000	$265	86
4103 Esters Rd #203	0.05mi	1/1.0	565 (0%)	33mo	$129,890	$230	78
4101 Esters Rd #105	0.07mi	1/1.0	565 (0%)	34mo	$135,000	$239	77
3611 W Northgate Dr #220	0.42mi	1/1.0	677 (+20%)	12mo	$130,000	$192	45

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -38.7%
• Equity multiple: -0.18×
• Total profit: $-33,097
• Equity at exit: $14,910

10-year hold

• IRR: -98.3%
• Equity multiple: -1.06×
• Total profit: $-57,616
• Equity at exit: $8,646

Cash invested: $28,000 (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 75038

• Home prices YoY: -1.0%
• Rents YoY: 0.0%
• Active inventory: 169
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$343
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-222

Break-even live

Break-even rent $1,309

Max offer price $67,861

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-188	+0% $-222	+5% $-257	+10% $-291
Rent	-10% $-303	-5% $-263	+0% $-222	+5% $-182	+10% $-141
Rate	-1.0pp $-172	-0.5pp $-197	base $-222	+0.5pp $-248	+1.0pp $-274

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4103 Esters Rd Apt 205 Irving, TX	1.0	1.0	655	$1,295	$1.98	93d	1	0.08mi
4048 Esters Rd Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.09mi
4030 Esters Rd Unit 116 Irving, TX	1.0	1.0	650	$973	$1.50	0d	1	0.09mi
4113 Esters Rd Unit 609a Irving, TX	1.0	1.0	678	$1,100	$1.62	93d	1	0.15mi
3832 Portland St Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.21mi
3800 Portland St Irving, TX	1.0–3.0	1.0–2.0	928	$1,100	$1.18	0d	22	0.23mi
3802 Portland St Irving, TX	1.0	1.0	651	$1,100	$1.69	12d	1	0.23mi
3818 Portland St Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.28mi
4013 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.0	919	$964	$1.05	0d	26	0.32mi
4111 Polaris Dr Irving, TX	—	1.0	629	$1,160	$1.84	69d	1	0.36mi
4111 Polaris Dr Irving, TX	—	1.0	629	$885	$1.41	10d	1	0.36mi
4031 W Northgate Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.36mi
4045 W Northgate Dr Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.37mi
3757 W Northgate Dr Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.37mi
3743 W Northgate Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.37mi
3725 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.5	873	$930	$1.06	0d	7	0.38mi
3611 W Northgate Dr Irving, TX	1.0	1.0	667	$1,395	$2.09	73d	1	0.39mi
3607 W Northgate Dr #114 Irving, TX	1.0	1.0	666	$1,295	$1.94	73d	1	0.41mi
4129 Polaris Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.42mi
3456 Country Club Dr W Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.44mi
3445 Country Club Dr W Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.46mi
3442 Country Club Dr W Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.47mi
4111 Polaris Dr Unit 116 Irving, TX	1.0	1.0	606	$973	$1.61	0d	1	0.50mi
3431 Country Club Dr W Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.50mi
3535 W Walnut Hill Ln Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.50mi
3559 W Northgate Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.51mi
3541 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.0	873	$946	$1.08	3d	30	0.53mi
3751 Block Dr Unit 124 Irving, TX	1.0	1.0	623	$764	$1.23	0d	1	0.54mi
4200 W Northgate Dr Irving, TX	1.0–2.0	1.0–2.0	816	$1,055	$1.29	0d	25	0.55mi
3521 W Walnut Hill Ln Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.57mi
3726 Block Dr Irving, TX	1.0–2.0	1.0–2.0	768	$880	$1.15	0d	29	0.57mi
4218 W Northgate Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.57mi
3744 Block Dr Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.58mi
4232 W Northgate Dr Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.58mi
3758 Block Dr Unit 119 Irving, TX	1.0	1.0	683	$910	$1.33	23d	1	0.59mi
4075 N Belt Line Rd Irving, TX	1.0	1.0	675	$890	$1.32	17d	1	0.59mi
4057 N Belt Line Rd Unit 116 Irving, TX	1.0	1.0	585	$873	$1.49	0d	1	0.59mi
4003 N Belt Line Rd Irving, TX	1.0–2.0	1.0–2.0	717	$910	$1.27	0d	23	0.59mi
4004 Block Dr Irving, TX	1.0	1.0	562	$1,088	$1.94	2d	11	0.60mi
3503 W Walnut Hill Ln Irving, TX	1.0–3.0	1.0–2.0	1105	$1,401	$1.27	0d	37	0.61mi

Property features AI

Finance

• Other: Community management phone available
• HOA & community: Mandatory associationMonthly association feeAssociation fee covers full use of facilities, ground maintenance, structure maintenance, and management feesHOA management: Goodwin

Exterior

• Parking: Assigned covered parking (carport)Detached carport1 covered space1 carport space
• Utilities: City waterCity sewerMunicipal utility district: no
• Home design: Condominium (attached)One storyEntry level: main level
• Construction: Built in 1984Composition roofSlab foundation
• Exterior features: Condominium lotCommunity pool

Interior

• Kitchen: DishwasherGarbage disposalElectric rangeMicrowaveBreakfast barBuilt-in cabinets
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Decorative lightingEat-in kitchenHigh-speed internet availableWindow coveringsOne living areaOne dining areaTotal of 6 roomsOne level
• Laundry & utility: Utility roomFull-size washer/dryer areaUtility in kitchen

HOA detail $343/mo · $4,116/yr condo

• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-07-14
   days on market $100,000 Active 99 DOM
2. 2026-07-13
   days on market $100,000 Active 98 DOM
3. 2026-07-13
   days on market $100,000 Active 97 DOM
4. 2026-07-11
   days on market $100,000 Active 96 DOM
5. 2026-07-10
   days on market $100,000 Active 95 DOM
6. 2026-07-09
   days on market $100,000 Active 94 DOM
7. 2026-07-07
   days on market $100,000 Active 92 DOM
8. 2026-07-06
   days on market $100,000 Active 91 DOM
9. 2026-07-06
   days on market $100,000 Active 90 DOM
10. 2026-07-05
    days on market $100,000 Active 89 DOM
11. 2026-07-03
    days on market $100,000 Active 88 DOM
12. 2026-07-02
    days on market $100,000 Active 87 DOM
13. 2026-07-01
    days on market $100,000 Active 86 DOM
14. 2026-06-30
    days on market $100,000 Active 85 DOM
15. 2026-06-29
    days on market $100,000 Active 84 DOM
16. 2026-06-28
    days on market $100,000 Active 83 DOM
17. 2026-06-27
    days on market $100,000 Active 82 DOM
18. 2026-06-26
    days on market $100,000 Active 81 DOM
19. 2026-06-24
    days on market $100,000 Active 79 DOM
20. 2026-06-22
    days on market $100,000 Active 77 DOM
21. 2026-06-21
    days on market $100,000 Active 76 DOM
22. 2026-06-18
    days on market $100,000 Active 73 DOM
23. 2026-06-17
    days on market $100,000 Active 72 DOM
24. 2026-06-16
    days on market $100,000 Active 71 DOM
25. 2026-06-15
    days on market $100,000 Active 70 DOM
26. 2026-06-13
    days on market $100,000 Active 68 DOM
27. 2026-06-13
    days on market $100,000 Active 67 DOM
28. 2026-06-09
    days on market $100,000 Active 64 DOM
29. 2026-06-08
    days on market $100,000 Active 63 DOM
30. 2026-06-07
    days on market $100,000 Active 62 DOM
31. 2026-06-04
    days on market $100,000 Active 59 DOM
32. 2026-06-03
    days on market $100,000 Active 58 DOM
33. 2026-06-02
    days on market $100,000 Active 57 DOM
34. 2026-06-01
    days on market $100,000 Active 56 DOM
35. 2026-05-31
    days on market $100,000 Active 55 DOM
36. 2026-05-04
    price $100,000 834-char remark
37. 2026-04-29
    price $105,000 834-char remark
38. 2026-04-06
    listed $115,000 Active 834-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,334
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$987
• − Management: −$987
• − HOA: −$4,116
• − Depreciation: −$2,909
• Taxable loss: −$4,266
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $-1,641/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 · 7 photos

Good 75/100 Cosmetic rehab Est. rehab $2,825–$8,475 screening

This move-in ready 1-bedroom condo in the Oaks on the Ridge community is in good condition with a good condition score of 75. It has a good kitchen, good bathrooms, and good flooring. The home has a good roof and exterior. The home has good interior walls and paint. The home has good systems. The home has good maintenance needs. The home has good repairs needs. The home has good value add needs.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixtures with modern ones — Modern lighting fixtures improve the home's curb appeal and interior ambiance ↑
• Both Install new flooring in kitchen and bathrooms — New flooring can significantly improve the home's appearance and functionality ↑
• Both Upgrade kitchen appliances — Upgraded appliances can increase the home's value and appeal to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 Johnston El F TX #4,005/4,322 Nat'l #36,250/41,679 Middle Houston Middle F TX #1,200/1,662 Nat'l #9,979/14,009 High Macarthur H S F TX #1,147/1,632 Nat'l #11,621/17,239

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

A Composite livability gradescore 80/100

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 · 2,979,839 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,755
• Household income: $68,990
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 10% 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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 33% Asian 27% Hispanic / Latino 21% White 16% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Swedish 1% Portuguese 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 48% English-only · Spanish 17% Other Indo-European 16% Other Asian/Pacific 7%

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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: ▼ -3.12%
• Current HPI: 295.2528
• Rent YoY: ▬ 0.04%
• 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: Community management phone available
• HOA & community: Mandatory associationMonthly association feeAssociation fee covers full use of facilities, ground maintenance, structure maintenance, and management feesHOA management: Goodwin

Exterior

• Parking: Assigned covered parking (carport)Detached carport1 covered space1 carport space
• Utilities: City waterCity sewerMunicipal utility district: no
• Home design: Condominium (attached)One storyEntry level: main level
• Construction: Built in 1984Composition roofSlab foundation
• Exterior features: Condominium lotCommunity pool

Interior

• Kitchen: DishwasherGarbage disposalElectric rangeMicrowaveBreakfast barBuilt-in cabinets
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fan(s)
• Interior features: Decorative lightingEat-in kitchenHigh-speed internet availableWindow coveringsOne living areaOne dining areaTotal of 6 roomsOne level
• Laundry & utility: Utility roomFull-size washer/dryer areaUtility in kitchen

Price history

-13.0% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $100,000 NTREIS
• 2026-04-29 Price Changed $105,000 NTREIS
• 2026-04-06 Listed $115,000 NTREIS