3814 Golden Hills Dr · Dallas, TX 75241

$180,000

3 bd · 1.5 ba · 1,054 sqft · SingleFamily public records · 24 Days on market

Built 1960 10,419 sqft lot Est $206k · 12% 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 +13.1/15.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-bedroom home on an oversized . 239-acre lot with a large backyard and 2-car garage. Light-filled living area features vaulted ceilings, wood-look flooring, and a painted brick fireplace. Kitchen offers white cabinetry, quartz countertops, stainless steel appliances, and a modern backsplash. Flexible space off the kitchen works as a home office, breakfast nook, or second living area. Primary bedroom includes a private half bath, with a full bath serving the secondary bedrooms. Conveniently located near Paul Quinn College with quick access to I-20 and I-45. Buyer to Purchase New Survey.

Key facts

• Quartz countertops
• Large backyard
• Oversized lot

Tags

• OVERSIZED LOT
• LARGE BACKYARD
• PAINTED BRICK FIREPLACE
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Listing is Active Under Contract; Possession at closing/funding; Standard listing conditions
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No association (no HOA)

Exterior

• Parking: Attached garage; Two garage spaces; Two covered parking spaces; Garage with automatic door opener; Garage approximately 19' wide by 22' long
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Property not in a municipal utility district
• Home design: Single-family residence; One-story; Residential property in Highland Hills subdivision; Not attached to another property; Smoke detectors installed
• Construction: Built in 1960 (preowned); Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Chain link fencing; Lot under 0.5 acre (approx. 0.239 acres); Buyer to purchase new survey

Interior

• Kitchen: Built-in cabinets; Natural stone/granite counters; Gas oven; Gas range; Microwave
• Bedrooms: Three bedrooms total; Primary bedroom on main level (13 x 11); Bedroom on main level (10 x 10); Bedroom on main level (10 x 11)
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: One full bathroom; One half bathroom (two total bathrooms)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Six total rooms; Two living areas; One dining area; Fireplace (1) with unspecified type; Other interior features
• Laundry & utility: Washer hookup; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $179k (0.5% below list).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL).
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-15 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 218 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 runs 40% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $205,530
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3814 Golden Hills Dr	0.00mi	3/1.5	1,054 (0%)	0mo	$180,000	$171	100
3850 Basswood Dr	0.15mi	3/1.0	1,206 (+14%)	9mo	$119,000	$99	59
5815 Bluffman Dr	0.29mi	3/1.0	957 (-9%)	13mo	$195,000	$204	58
3855 Morningview Dr	0.25mi	3/1.0	966 (-8%)	23mo	$210,000	$217	53
4205 Firewood Dr	0.66mi	3/1.5	1,167 (+11%)	9mo	$230,000	$197	44
3945 Happy Canyon Dr	0.53mi	4/2.0 (+1)	1,183 (+12%)	11mo	$218,900	$185	39
3810 Happy Canyon Dr	0.65mi	4/1.0 (+1)	1,210 (+15%)	11mo	$199,850	$165	28
3923 Mehalia Dr	0.67mi	3/1.5	924 (-12%)	24mo	$180,000	$195	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-33,661
• Equity at exit: $26,839

10-year hold

• IRR: -22.1%
• Equity multiple: 0.04×
• Total profit: $-48,278
• Equity at exit: $15,563

Cash invested: $50,400 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 218
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$944
• Tax from tax record: −$387 /mo · $4,640/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $10

Break-even live

Break-even rent $1,779

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $61	+0% $10	+5% $-41	+10% $-92
Rent	-10% $-132	-5% $-61	+0% $10	+5% $81	+10% $151
Rate	-1.0pp $101	-0.5pp $56	base $10	+0.5pp $-37	+1.0pp $-84

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	0.05mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	25d	1	0.14mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	0.21mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	9d	7	0.37mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,097	$1.21	0d	8	0.56mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	5d	7	0.63mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	45d	1	0.73mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,469	$1.77	45d	3	0.76mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	5d	1	0.77mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	2d	9	0.79mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	0d	31	0.86mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	0d	1	0.92mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	21d	1	0.93mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	25d	1	0.97mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	25d	1	1.02mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	45d	1	1.03mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	1.09mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	25d	1	1.11mi
3460 South Loop 12 Dallas, TX	2.0	1.5	867	$1,150	$1.33	7d	1	1.11mi
3460 South Loop 12 Dallas, TX	1.0–2.0	1.0–1.5	758	$1,150	$1.52	14d	2	1.11mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	5d	1	1.11mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	45d	1	1.11mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,475	$1.43	5d	1	1.12mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	9d	1	1.18mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,410	$1.78	45d	3	1.19mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,512	$2.94	45d	7	1.22mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	19d	1	1.33mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	45d	1	1.37mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	45d	1	1.37mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	3d	1	1.41mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	0d	1	1.47mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	5d	1	1.47mi

Listing history 16 events

1. 2026-05-14
   status Pending
2. 2026-05-06
   historical Active Option Contract
3. 2026-05-06
   status Active
4. 2026-04-26
   historical Active Option Contract
5. 2026-04-20
   listed $180,000 Active
6. 2024-01-20
   historical $1,595
7. 2024-01-12
   listed $1,595
8. 2023-10-17
   historical $1,595
9. 2023-09-30
   price $1,595
10. 2023-09-21
    price $1,625
11. 2023-08-19
    listed $1,675
12. 2020-12-31
    soldstatus
13. 2020-12-07
    historical
14. 2020-12-07
    listed $145,000 Active
15. 2020-10-14
    soldstatus
16. 1960-12-02
    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: $4,640 · $387/mo
• Projected year-2 tax: $4,640 · $387/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,502
• − Mortgage interest: −$10,083
• − Property taxes: −$4,640
• − Insurance: −$900
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$5,236
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $790/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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

+24.1% since first listed

16 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-05-06 Relisted — NTREIS
• 2026-04-26 Contingent — NTREIS
• 2026-04-20 Listed $180,000 NTREIS
• 2024-01-20 Rental Removed $1,595 APPFOLIO
• 2024-01-12 Listed for Rent $1,595 APPFOLIO
• 2023-10-17 Rental Removed $1,595 APPFOLIO
• 2023-09-30 Price Changed $1,595 APPFOLIO
• 2023-09-21 Price Changed $1,625 APPFOLIO
• 2023-08-19 Listed for Rent $1,675 APPFOLIO
• 2020-12-31 Sold (Public Records) — Public Records
• 2020-12-07 Listed $145,000 NTREIS
• 2020-12-07 Listing Removed — NTREIS
• 2020-10-14 Sold (Public Records) — Public Records
• 1960-12-02 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,640 · -0.9% YoY. Source: county tax records.