352 E Belt Line Rd · Wilmer, TX 75172

$189,000

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 830 Days on market

Built 1930 0.33 ac lot $183/sqft · 6% above area Est $178k · 6% over ↓ 24% since listing

---

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 +11.4/30.0
• Appreciation +6.9/10.0
• ARV discount +4.8/15.0
• 1% rule +3.8/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

Key facts

• 0.33 acre lot
• Built 1930
• Listed 830 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-67 ($-805/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.1% below list).
• Recommended offer: $166k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Wilmer — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools F, amenities 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.
• Market conditions: 38 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 830 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $60k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,188 (12.1% 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 830 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.88% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (median comp): $178,316
• List price: $189,000
• Delta: 5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Wilmer Heights Dr	0.45mi	3/1.0 (+1)	1,040 (+1%)	4mo	$175,000	$168	69
102 1st St	0.27mi	2/1.0	1,012 (-2%)	19mo	$88,000	$87	69
415 Johnson St	0.39mi	2/1.0	957 (-7%)	4mo	$99,500	$104	67
309 Redbud Ln	0.73mi	3/2.0 (+1)	1,098 (+7%)	1mo	$199,000	$181	45
211 Wilmer Heights Dr	0.42mi	3/1.0 (+1)	888 (-14%)	18mo	$189,000	$213	37
202 Wilmer Heights Dr	0.43mi	3/1.0 (+1)	884 (-14%)	22mo	$179,900	$204	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.49×
• Total profit: $25,938
• Equity at exit: $92,828

10-year hold

• IRR: 10.5%
• Equity multiple: 2.69×
• Total profit: $89,606
• Equity at exit: $149,484

Cash invested: $52,920 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 38
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$991
• Tax from tax record: −$310 /mo · $3,721/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-67

Break-even live

Break-even rent $1,747

Max offer price $177,143

Occupancy floor 99%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,522	$1.54	1d	13	0.45mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,549	$1.57	1d	8	0.48mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	1d	1	0.66mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,596	$1.65	1d	24	0.95mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	43d	1	1.07mi

Listing history 11 events

1. 2026-05-31
   days on market $189,000 Active 830 DOM
2. 2025-06-17
   price $189,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

3. 2025-05-12
   status Active 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

4. 2025-05-10
   historical 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

5. 2025-05-06
   price $199,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

6. 2025-04-07
   price $215,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

7. 2025-01-09
   price $221,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

8. 2024-09-26
   price $229,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

9. 2024-07-22
   price $242,000 472-char remark

   Show marketing remark (472 chars)

   Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

10. 2024-02-19
    listed $249,000 Active 472-char remark

    Show marketing remark (472 chars)

    Conveniently located off of I-45 and Beltline Rd. Easy access to downtown Dallas. This home has recently been used as a residential lease, but there is currently no tenant in place at this time. The zoning has been changed to C1-Restricted Commercial, however because it has been a residential property and occupied as such as a residential lease, it can be sold for residential, residential lease, or as a commercial dwelling. This makes this home a great investment.

11. 2004-09-10
    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: $3,721 · $310/mo
• Projected year-2 tax: $3,721 · $310/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,943
• − Mortgage interest: −$10,587
• − Property taxes: −$3,721
• − Insurance: −$945
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,498
• Taxable loss: −$4,000
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $154/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): 5,873

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 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 3.73%
• Current HPI: 221.1676
• 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

-24.1% since first listed

10 events — show timeline

• 2025-06-17 Price Changed $189,000 NTREIS
• 2025-05-12 Relisted — NTREIS
• 2025-05-10 Listing Removed — NTREIS
• 2025-05-06 Price Changed $199,000 NTREIS
• 2025-04-07 Price Changed $215,000 NTREIS
• 2025-01-09 Price Changed $221,000 NTREIS
• 2024-09-26 Price Changed $229,000 NTREIS
• 2024-07-22 Price Changed $242,000 NTREIS
• 2024-02-19 Listed $249,000 NTREIS
• 2004-09-10 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,721 · +9.3% YoY. Source: county tax records.