1255 Balsam Rd · Wilmer, TX 75141

$236,999

3 bd · 2.0 ba · 1,411 sqft · Land · 9 Days on market

Built 2025 4,356 sqft lot $76/mo HOA · 4% of rent

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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 +13.2/30.0
• ARV discount +7.5/15.0
• 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

Listing remarks

LENNAR - Cottonwood - Idlewood Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. 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 at the front of the home, ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

Property features AI

Finance

• Other: Smart home features present; Energy-efficient features include appliances, construction, doors, insulation, rain/freeze sensors, thermostat, water heater, and windows
• Financial info: Listing accepts Cash, Conventional, FHA, USDA Loan, and VA Loan
• HOA & community: Mandatory association with annual fee (Legacy management); Association fee covers full use of facilities, maintenance of grounds, and management fees

Exterior

• Parking: Attached garage facing front; 2 covered garage spaces (garage approx. 20' wide x 18' long); Covered parking
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: City water; City sewer; Municipal utility district; Concrete (drive/walkways)
• Home design: Single family residence (attached); One story; New construction (incomplete)
• Construction: Built in 2025 (new construction - incomplete); Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped lot with sprinkler system; Interior lot; Concrete curbs and sidewalks

Interior

• Kitchen: Kitchen with island and natural stone/granite counters; Built-in cabinets; Walk-in pantry; Dishwasher; Electric oven and electric range; Microwave; Vented exhaust fan
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom with walk-in closet and linen closet; dual sinks in primary bathroom; Two additional bedrooms on the main level
• Flooring: Carpet; Other flooring types
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipment; Central air (electric); Thermostat (energy-efficient feature)
• Interior features: Open floorplan with decorative lighting; Built-in features and kitchen island; Pantry; Walk-in closets; Cable TV available; High-speed internet available
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $237k.

Deal economics

• At list price, monthly cash flow is $-5 ($-61/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (18.9% below list).
• Recommended offer: $192k (18.9% 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).
• 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 $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $192,209 (18.9% 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: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.10×
• Total profit: $6,513
• Equity at exit: $83,511

10-year hold

• IRR: 6.4%
• Equity multiple: 1.79×
• Total profit: $52,631
• Equity at exit: $113,019

Cash invested: $66,360 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$99
• HOA: −$76
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-5

Break-even live

Break-even rent $1,929

Max offer price $236,099

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $62	+0% $-5	+5% $-72	+10% $-139
Rent	-10% $-157	-5% $-81	+0% $-5	+5% $71	+10% $147
Rate	-1.0pp $114	-0.5pp $55	base $-5	+0.5pp $-67	+1.0pp $-129

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.06mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	45d	1	0.06mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	45d	1	0.07mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.09mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.10mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	45d	1	0.32mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.43mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.78mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	0.98mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,864	$1.93	0d	24	1.13mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.21mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 3 events

1. 2026-06-01
   status $236,999 Pending 9 DOM
2. 2026-05-31
   days on market $236,999 Active 9 DOM
3. 2026-05-12
   listed $236,999 Active 415-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: $1,271 · $106/mo
• Projected year-2 tax: $4,337 · $361/mo
• Expected delta: +$3,066/yr (+$255/mo · 241.1%)

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

Taxation est. · year 1

• Rental income: $23,065
• − Mortgage interest: −$13,276
• − Property taxes: −$1,271
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$912
• − Depreciation: −$6,895
• Taxable loss: −$4,164
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $938/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

2 events — show timeline

• 2026-05-31 Pending — NTREIS
• 2026-05-22 Listed $236,999 NTREIS