738 Cindy Ln · Grand Prairie, TX 75052

$199,000

3 bd · 2.0 ba · 1,043 sqft · SingleFamily public records · 10 Days on market

Built 1974 7,492 sqft lot Est $211k · 6% under

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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 +13.6/30.0
• ARV discount +10.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY at 738 Cindy Lane in Grand Prairie, Texas. This 3-bedroom home offers strong potential for buyers looking to add their own personal touch or investors seeking their next project. The living room features tall ceilings and a beautiful ceiling beam that adds character and charm to the space. The kitchen has been recently renovated with updated cabinetry, giving the home a great starting point for future improvements. Property will be sold as-is. With the right vision, this home has excellent potential to be transformed into something special. This home is in an established neighborhood with a convenient location minutes from restaurants, retail, DFW Airport, and the newly co

Key facts

• Convenient location
• Recently renovated
• 7,492 sq ft lot

Tags

• RECENTLY RENOVATED
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Subdivision: Sharpston Heights 02; Restrictions: Unknown encumbrance(s); Listing terms: Cash, Conventional; Possession at closing/funding; Exclusions: Refrigerator, washer and dryer
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage; 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1974; Brick and siding construction; Shingle roof; Slab foundation
• Exterior features: Covered rear patio/porch; Covered patio; Chain link fenced yard; Fenced yard; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave
• Bedrooms: Primary bedroom (level 1); Bedroom (level 1); Bedroom (level 1)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Eat-in kitchen; One living area; One dining area; Room count: 4
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.1% below list).
• Recommended offer: $195k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Grand Prairie — 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 (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Global Leadership Academy At Barbara Bush El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 405 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 287 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $194,833 (2.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $210,686
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2541 Crestbrook Ln	0.13mi	3/2.0	1,162 (+11%)	22mo	$289,999	$250	57
562 W Ferndale Ln	0.33mi	3/1.5	1,194 (+14%)	4mo	$220,000	$184	55
414 W Dorris Dr	0.66mi	3/1.5	1,029 (-1%)	12mo	$200,000	$194	55
3054 Navarro Ln	0.72mi	2/1.0 (-1)	1,050 (+1%)	10mo	$209,900	$200	48
3026 Gregory Ln	0.60mi	2/2.0 (-1)	1,078 (+3%)	20mo	$229,900	$213	45
306 W Dorris Dr	0.75mi	3/2.0	1,056 (+1%)	22mo	$269,000	$255	45
566 W Ferndale Ln	0.32mi	3/2.0	1,198 (+15%)	22mo	$266,000	$222	42
405 Liberty Pl	0.66mi	2/2.0 (-1)	1,172 (+12%)	8mo	$145,000	$124	37
514 Stonehenge Dr	0.67mi	3/2.0	1,165 (+12%)	19mo	$235,000	$202	33
314 Blueberry Ln	0.67mi	3/1.0	1,142 (+10%)	21mo	$210,000	$184	31

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-37,084
• Equity at exit: $29,672

10-year hold

• IRR: -21.4%
• Equity multiple: 0.06×
• Total profit: $-52,543
• Equity at exit: $17,206

Cash invested: $55,720 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 287
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$403 /mo · $4,839/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $9

Break-even live

Break-even rent $1,936

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $66	+0% $9	+5% $-47	+10% $-103
Rent	-10% $-144	-5% $-68	+0% $9	+5% $86	+10% $163
Rate	-1.0pp $110	-0.5pp $60	base $9	+0.5pp $-42	+1.0pp $-95

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
952 Bentwood Trl Grand Prairie, TX	3.0	2.0	1484	$2,200	$1.48	15d	1	0.28mi
2422 S Carrier Pkwy Grand Prairie, TX	2.0	1.0–2.0	706	$1,950	$2.76	44d	27	0.35mi
2422 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0–2.0	787	$2,385	$3.03	21d	10	0.35mi
3001 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0	759	$1,330	$1.75	2d	6	0.35mi
602 W Pioneer Pkwy Grand Prairie, TX	1.0–3.0	1.0–2.0	865	$1,786	$2.06	2d	36	0.36mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	3d	1	0.39mi
702 W Warrior Trl Grand Prairie, TX	1.0–2.0	1.0–2.0	725	$1,250	$1.72	2d	5	0.44mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	25d	1	0.49mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	44d	1	0.50mi
3112 Fairfield Dr Grand Prairie, TX	3.0	2.0	1211	$2,200	$1.82	8d	1	0.62mi
418 David Dr Grand Prairie, TX	3.0	2.0	1437	$2,029	$1.41	17d	1	0.62mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	21d	1	0.63mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	12d	1	0.63mi
232 Michelle Dr Grand Prairie, TX	2.0	2.0	1286	$2,000	$1.56	44d	1	0.67mi
3042 Navarro Ln Grand Prairie, TX	2.0	2.0	1121	$1,595	$1.42	44d	1	0.69mi
1933 S Highway 161 Grand Prairie, TX	2.0	2.0	1121	$1,412	$1.26	4d	1	0.71mi
3048 Navarro Ln Grand Prairie, TX	2.0	2.0	1088	$1,750	$1.61	4d	1	0.72mi
3045 Navarro Ln Grand Prairie, TX	3.0	2.0	1202	$1,800	$1.50	19d	1	0.74mi
1909 Balla Way Grand Prairie, TX	3.0	1.5	1202	$2,100	$1.75	19d	1	0.91mi
2641 Santa Barbara Dr Grand Prairie, TX	3.0	1.5	1203	$1,525	$1.27	44d	1	0.98mi
409 S Holiday Dr Grand Prairie, TX	3.0	2.0	1264	$2,000	$1.58	44d	1	1.03mi
2155 Arkansas Ln Grand Prairie, TX	1.0–2.0	1.0	902	$2,752	$3.05	21d	5	1.09mi
2604 Nina Cir Grand Prairie, TX	3.0	2.0	1125	$1,850	$1.64	44d	1	1.12mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	44d	1	1.12mi
1817 Family Cir Grand Prairie, TX	2.0	2.0	1120	$1,400	$1.25	25d	1	1.13mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	8d	1	1.13mi
1709 Dorothy Dr Grand Prairie, TX	4.0	2.0	1383	$2,500	$1.81	44d	1	1.13mi
1706 Dorothy Dr Grand Prairie, TX	4.0	2.0	1098	$2,400	$2.19	44d	1	1.14mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	13d	1	1.15mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	21d	1	1.15mi
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	25d	1	1.17mi
2255 Arkansas Ln Grand Prairie, TX	1.0–2.0	1.0–2.0	945	$2,369	$2.51	2d	27	1.19mi
762 E Warrior Trl Unit D Grand Prairie, TX	2.0	2.0	950	$1,550	$1.63	44d	1	1.23mi
338 Beatty Dr Grand Prairie, TX	3.0	2.0	1298	$1,895	$1.46	25d	1	1.27mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	44d	9	1.38mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	5d	10	1.38mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	44d	1	1.40mi
1217 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0	838	$1,584	$1.89	22d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $199,000 Active 10 DOM
2. 2026-06-17
   days on market $199,000 Active 9 DOM
3. 2026-06-16
   days on market $199,000 Active 8 DOM
4. 2026-06-15
   days on market $199,000 Active 7 DOM
5. 2026-06-13
   days on market $199,000 Active 5 DOM
6. 2026-06-13
   days on market $199,000 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $199,000 Active 1 DOM

ⓘ 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: $4,839 · $403/mo
• Projected year-2 tax: $4,839 · $403/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,380
• − Mortgage interest: −$11,147
• − Property taxes: −$4,839
• − Insurance: −$995
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,789
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $865/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

3 events — show timeline

• 2026-06-08 Listed $199,000 NTREIS
• 1988-12-20 Sold (Public Records) — Public Records
• 1986-08-22 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,839 · +0.3% YoY. Source: county tax records.