1824 Family Cir · Grand Prairie, TX 75051

$195,000

2 bd · 2.0 ba · 1,120 sqft · MultiFamily public records · 1 Days on market

Built 1982 ↓ 28% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

OPPORTUNITY! OPPORTUNITY! Whether you are a first home homebuyer or Investor come by to see this remodeled duplex located at 1824 Family Cir, in Grand Prairie, Texas. The kitchen is fully updated with all new appliances and sleek countertops for all your culinary ideas. This beautiful, spacious, low-maintenance home features new vinyl plank flooring, new exterior doors, and freshly interior paint. It& apos; s only minutes from school, shops, dining and entertainment with easy access to major highway. It& apos; s located in a well established, quiet, family lifestyle neighborhood. There& apos; s plenty of parking out front or 2 private rear spaces. Don& apos; t miss out on th

Key facts

• Remodeled duplex
• New exterior doors
• New appliances

Tags

• REMODELED DUPLEX
• FULLY UPDATED KITCHEN
• NEW APPLIANCES
• SLEEK COUNTERTOPS
• NEW VINYL PLANK FLOORING
• NEW EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $591/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Cap rate 13.6% 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.
• Market conditions: Rents rising (+2.7%/yr); 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,231/mo this rent would consume 67% of the median local household income ($58k/yr) (locally 1922% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $195,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.66% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.97%
• DSCR: 2.16
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.68% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.78×
• Total profit: $42,681
• Equity at exit: $29,075

10-year hold

• IRR: 27.4%
• Equity multiple: 3.38×
• Total profit: $130,096
• Equity at exit: $16,860

Cash invested: $54,600 (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 75051

• Home prices YoY: -11.2%
• Rents YoY: 2.7%
• Active inventory: 78
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,231 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $1,182

Break-even live

Break-even rent $1,735

Max offer price $195,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,292	-5% $1,237	+0% $1,182	+5% $1,126	+10% $1,071
Rent	-10% $926	-5% $1,054	+0% $1,182	+5% $1,309	+10% $1,437
Rate	-1.0pp $1,280	-0.5pp $1,231	base $1,182	+0.5pp $1,131	+1.0pp $1,080

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,232
Total (2 units)			$3,231

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Family Cir Grand Prairie, TX	2.0	2.0	1120	$1,400	$1.25	25d	1	0.06mi
1909 Balla Way Grand Prairie, TX	3.0	1.5	1202	$2,100	$1.75	19d	1	0.25mi
232 Michelle Dr Grand Prairie, TX	2.0	2.0	1286	$2,000	$1.56	44d	1	0.51mi
333 Ware Dr Grand Prairie, TX	2.0	2.0	894	$1,195	$1.34	44d	1	0.71mi
602 W Pioneer Pkwy Grand Prairie, TX	1.0–3.0	1.0–2.0	865	$1,400	$1.62	2d	36	0.71mi
1217 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0	838	$1,584	$1.89	22d	1	0.74mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	44d	1	0.88mi
2422 S Carrier Pkwy Grand Prairie, TX	2.0	1.0–2.0	706	$1,950	$2.76	44d	27	0.89mi
2422 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0–2.0	787	$2,385	$3.03	21d	10	0.89mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	44d	1	1.00mi
2641 Santa Barbara Dr Grand Prairie, TX	3.0	1.5	1203	$1,525	$1.27	44d	1	1.01mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	3d	1	1.04mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	13d	1	1.05mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	21d	1	1.05mi
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	25d	1	1.06mi
1175 S Highway 161 Grand Prairie, TX	1.0–3.0	1.0–2.0	1066	$2,092	$1.96	2d	89	1.07mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	8d	1	1.07mi
2604 Nina Cir Grand Prairie, TX	3.0	2.0	1125	$1,850	$1.64	44d	1	1.10mi
952 Bentwood Trl Grand Prairie, TX	3.0	2.0	1484	$2,200	$1.48	15d	1	1.11mi
1933 S Highway 161 Grand Prairie, TX	2.0	2.0	1121	$1,412	$1.26	4d	1	1.12mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	25d	1	1.16mi
218 Renfro St Grand Prairie, TX	2.0	2.0	934	$1,125	$1.20	4d	1	1.16mi
218 Renfro St Unit A Grand Prairie, TX	2.0	1.5	934	$1,125	$1.20	7d	1	1.16mi
218 Renfro St Unit A Grand Prairie, TX	2.0	1.5	934	$1,195	$1.28	44d	1	1.16mi
1024 S Belt Line Rd Grand Prairie, TX	3.0	2.0	1056	$1,578	$1.49	3d	1	1.17mi
1026 S Belt Line Rd Grand Prairie, TX	2.0	2.0	856	$1,311	$1.53	3d	1	1.17mi
1028 S Belt Line Rd Grand Prairie, TX	2.0	2.0	856	$1,350	$1.58	5d	1	1.18mi
1028 S Belt Line Rd Grand Prairie, TX	3.0	2.0	1056	$1,600	$1.52	25d	1	1.18mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	44d	1	1.18mi
915 Desco Ln Grand Prairie, TX	1.0–3.0	1.0–2.0	934	$1,772	$1.90	2d	27	1.18mi
1022 S Belt Line Rd Grand Prairie, TX	3.0	2.0	1056	$1,557	$1.47	44d	1	1.19mi
801 SE 4th St #103 Grand Prairie, TX	2.0	1.0	1000	$1,250	$1.25	44d	1	1.23mi
1350 Skyline Rd Grand Prairie, TX	2.0	2.0	850	$1,457	$1.71	44d	1	1.23mi
3042 Navarro Ln Grand Prairie, TX	2.0	2.0	1121	$1,595	$1.42	44d	1	1.29mi
3045 Navarro Ln Grand Prairie, TX	3.0	2.0	1202	$1,800	$1.50	19d	1	1.30mi
3048 Navarro Ln Grand Prairie, TX	2.0	2.0	1088	$1,750	$1.61	4d	1	1.31mi
3001 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0	759	$1,330	$1.75	2d	6	1.36mi
702 W Warrior Trl Grand Prairie, TX	1.0–2.0	1.0–2.0	725	$1,250	$1.72	2d	5	1.39mi
204 Matt Pl Grand Prairie, TX	2.0	2.0	1150	$1,675	$1.46	44d	1	1.45mi
720 E Warrior Trl Grand Prairie, TX	1.0	1.0	729	$1,169	$1.60	8d	3	1.45mi

Listing history 8 events

1. 2026-05-26
   listed $195,000 Active
2. 2025-11-22
   historical
3. 2025-11-06
   price $219,000
4. 2025-10-22
   price $237,500
5. 2025-09-16
   price $245,000
6. 2025-08-26
   price $250,000
7. 2025-08-23
   listed $270,000 Active
8. 1990-04-18
   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: $3,205 · $267/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$363/yr (+$30/mo · 11.3%)

ⓘ 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 · 24 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: $38,772
• − Mortgage interest: −$10,923
• − Property taxes: −$3,205
• − Insurance: −$975
• − Repairs & maintenance: −$3,102
• − Management: −$3,102
• − Depreciation: −$5,673
• Taxable income: $11,793
• Est. tax owed @ 24.0%: −$2,830
• After-tax cash flow: $11,348/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): 40,884
• Household income: $58,245
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1922.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 25% White 15% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 58% Cuban 1%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 39% English-only · Spanish 59% Vietnamese 1% Other Asian/Pacific 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: ▼ -48.60%
• Current HPI: 386.412
• Rent YoY: ▲ 2.68%
• 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

-27.8% since first listed

8 events — show timeline

• 2026-05-26 Listed $195,000 FSBO.com
• 2025-11-22 Listing Removed — NTREIS
• 2025-11-06 Price Changed $219,000 NTREIS
• 2025-10-22 Price Changed $237,500 NTREIS
• 2025-09-16 Price Changed $245,000 NTREIS
• 2025-08-26 Price Changed $250,000 NTREIS
• 2025-08-23 Listed $270,000 NTREIS
• 1990-04-18 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,205 · +8.9% YoY. Source: county tax records.