4434 Point Blvd #106 · Garland, TX 75043

$101,000

1 bd · 1.0 ba · 657 sqft · Condo · 76 Days on market

Built 1983 Good condition $154/sqft · 15% below area Est $119k · 15% under $329/mo HOA · 29% 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).

• ARV discount +14.2/15.0
• Cash flow +7.2/30.0
• 1% rule +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is eligible for 1.75% (Approx $1,800) Closing Cost Assistance when using the preferred lender. Call Anthony Sclafani, Listing Agent, for more information. This unit has several upgrades and is move-in ready with a recent cleaning. New Electrical Panel-2026, New Shower Unit-2026, New 40 Gallon Water Heater-2026, New Toliet-2026. The HOA covers grounds maintenance, structure maintenance (roof foundation, etc.), pool maintenance, water and sewer utilities. Community pool available to all residents. Prime Garland location with excellent access to schools, shopping, parks, hospitals, and entertainment. Quick access to Downtown Dallas (~28 min) and Lake Ray Hubbard (~1 min). Nearby schools: Shugart Elementary (~3 min), Lyles Middle (~6 min), Lakeview Centennial High (~7 min), Classical Center at Brandenburg (~10 min), Beaver Technology Center (~11 min), and Garland Christian Academy (~14 min). Grocery options include Walmart (~5 min), Kroger (~9 min), Tom Thumb (~11 min), ALDI (~10 min), WinCo (~11 min), El Rancho (~9 min), Hiep Thai Market (~14 min), and Fiesta Mart (~14 min). Medical: Baylor Scott & White (~8 min), Medical City ER Garland (~11 min), Parkland Garland (~14 min), Garland VA (~14 min), and PrimaCare (~10 min). Entertainment: AMC Firewheel (~14 min), Firewheel Town Center (~14 min), Side Quest Arcade (~14 min), Urban Air (~13 min), Hawaiian Falls (~17 min), and Rowlett Wet Zone (~11 min). Additional sports and recreation options include Audubon Park (~11 min), Rick Oden Park (~11 min), Rowlett Community Centre (~11 min), Holford Recreation Center (~14 min), and several Garland recreation centers averaging ~13 minutes away. Outdoor recreation: White Rock Lake (~23 min), Bass Park (~4 min), Gatewood Park (~6 min), Windsurf Bay Park (~5 min), John Paul Jones Park (~9 min), Duck Creek Greenbelt (~11 min), Spring Creek Forest Preserve (~18 min).

Key facts

• New shower unit
• Community pool
• New electrical panel

Tags

• NEW ELECTRICAL PANEL
• NEW SHOWER UNIT
• NEW 40 GALLON WATER HEATER
• NEW TOILET
• COMMUNITY POOL
• PRIME GARLAND LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $101k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (19.7% below list).
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $81k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 368 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 18% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $698 of loan paydown is wiped out by about $3k 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 76 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $81,106 (19.7% 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 76 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 7.5

CMA / ARV

• ARV (median comp): $118,805
• List price: $101,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: 0.02×
• Total profit: $-27,699
• Equity at exit: $15,059

10-year hold

• IRR: -60.8%
• Equity multiple: -0.61×
• Total profit: $-45,409
• Equity at exit: $8,733

Cash invested: $28,280 (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 75043

• Home prices YoY: -33.4%
• Rents YoY: 0.5%
• Active inventory: 368
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$329
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-137

Break-even live

Break-even rent $1,300

Max offer price $81,106

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-103	+0% $-137	+5% $-172	+10% $-207
Rent	-10% $-226	-5% $-182	+0% $-137	+5% $-93	+10% $-49
Rate	-1.0pp $-87	-0.5pp $-112	base $-137	+0.5pp $-164	+1.0pp $-190

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4410 Point Blvd Unit 2 Garland, TX	2.0	1.0	744	$1,300	$1.75	44d	1	0.05mi
4410 Point Blvd Unit 1 Garland, TX	1.0	1.0	688	$950	$1.38	44d	1	0.05mi
4410 Point Blvd Unit 125 Garland, TX	1.0	1.0	744	$1,100	$1.48	44d	1	0.05mi
4358 Point Blvd Garland, TX	1.0–2.0	1.0–2.0	895	$735	$0.82	2d	16	0.07mi
4351 Point Blvd Garland, TX	1.0–2.0	1.0–2.0	901	$830	$0.92	0d	10	0.07mi
6010 Marvin Loving Dr #101 Garland, TX	1.0	1.0	740	$1,295	$1.75	8d	1	0.10mi
5825 Marvin Loving Dr #205 Garland, TX	1.0	1.0	741	$1,450	$1.96	44d	1	0.15mi
4412 Chaha Rd Garland, TX	1.0–2.0	1.0–2.0	802	$1,150	$1.43	3d	3	0.17mi
4416 Chaha Rd #201 Garland, TX	1.0	1.0	664	$1,070	$1.61	44d	1	0.18mi
4420 Chaha Rd Garland, TX	1.0–2.0	1.0–2.0	734	$1,150	$1.57	15d	2	0.19mi
5751 Marvin Loving Dr Garland, TX	1.0–2.0	1.0–2.0	797	$1,250	$1.57	21d	48	0.23mi
5751 Marvin Loving Dr Garland, TX	1.0–2.0	1.0–2.0	797	$1,250	$1.57	23d	48	0.23mi
4605 Chaha Rd Garland, TX	3.0	1.0–3.0	1247	$1,341	$1.07	8d	41	0.26mi
4288 Bass Pro Dr Garland, TX	1.0–2.0	1.0–2.0	858	$1,200	$1.40	2d	2	0.27mi
4610 Chaha Rd Unit 206 Garland, TX	1.0	1.0	626	$1,050	$1.68	5d	1	0.31mi
4602 Chaha Rd #202 Garland, TX	1.0	1.0	717	$1,045	$1.46	8d	1	0.31mi
1365 E Interstate 30 Garland, TX	1.0–2.0	1.0–2.0	800	$1,130	$1.41	2d	8	0.31mi
3102 Zion Rd Garland, TX	1.0	1.0	625	$855	$1.37	44d	1	0.40mi
4901 Peninsula Way Garland, TX	1.0–3.0	1.0–2.0	974	$1,253	$1.29	0d	31	0.62mi
5013 Peninsula Way Garland, TX	1.0–2.0	1.0–2.0	901	$961	$1.07	0d	6	0.66mi
5026 Zion Rd Garland, TX	1.0	1.0	720	$1,379	$1.92	44d	1	0.96mi
5026 Zion Rd Garland, TX	2.0	1.0–2.5	1257	$2,256	$1.79	0d	62	1.03mi
5026 Zion Rd Unit 1214 Garland, TX	1.0	1.0	720	$1,329	$1.85	44d	1	1.03mi
1600 President George Bush Hwy Rowlett, TX	1.0–4.0	1.0–3.0	1333	$1,263	$0.95	0d	47	1.31mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Likely covers: watersewerelectriclandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $101,000 Active 76 DOM
2. 2026-06-18
   days on market $101,000 Active 73 DOM
3. 2026-06-17
   price $101,000 Active 72 DOM
4. 2026-06-17
   days on market $102,000 Active 72 DOM
5. 2026-06-16
   days on market $102,000 Active 71 DOM
6. 2026-06-15
   days on market $102,000 Active 70 DOM
7. 2026-06-13
   days on market $102,000 Active 68 DOM
8. 2026-06-09
   days on market $102,000 Active 64 DOM
9. 2026-06-08
   days on market $102,000 Active 63 DOM
10. 2026-06-07
    days on market $102,000 Active 62 DOM
11. 2026-06-04
    pricedays on market $102,000 Active 59 DOM
12. 2026-06-03
    days on market $103,000 Active 58 DOM
13. 2026-06-02
    days on market $103,000 Active 57 DOM
14. 2026-06-01
    days on market $103,000 Active 56 DOM
15. 2026-05-31
    days on market $103,000 Active 55 DOM
16. 2026-04-04
    listed $105,000 Active 1923-char remark

    Show marketing remark (1923 chars)

    This property is eligible for 1.75% (Approx $1,800) Closing Cost Assistance when using the preferred lender. Call Anthony Sclafani, Listing Agent, for more information. This unit has several upgrades and is move-in ready with a recent cleaning. New Electrical Panel-2026, New Shower Unit-2026, New 40 Gallon Water Heater-2026, New Toliet-2026. The HOA covers grounds maintenance, structure maintenance (roof foundation, etc.), pool maintenance, water and sewer utilities. Community pool available to all residents. Prime Garland location with excellent access to schools, shopping, parks, hospitals, and entertainment. Quick access to Downtown Dallas (~28 min) and Lake Ray Hubbard (~1 min). Nearby schools: Shugart Elementary (~3 min), Lyles Middle (~6 min), Lakeview Centennial High (~7 min), Classical Center at Brandenburg (~10 min), Beaver Technology Center (~11 min), and Garland Christian Academy (~14 min). Grocery options include Walmart (~5 min), Kroger (~9 min), Tom Thumb (~11 min), ALDI (~10 min), WinCo (~11 min), El Rancho (~9 min), Hiep Thai Market (~14 min), and Fiesta Mart (~14 min). Medical: Baylor Scott & White (~8 min), Medical City ER Garland (~11 min), Parkland Garland (~14 min), Garland VA (~14 min), and PrimaCare (~10 min). Entertainment: AMC Firewheel (~14 min), Firewheel Town Center (~14 min), Side Quest Arcade (~14 min), Urban Air (~13 min), Hawaiian Falls (~17 min), and Rowlett Wet Zone (~11 min). Additional sports and recreation options include Audubon Park (~11 min), Rick Oden Park (~11 min), Rowlett Community Centre (~11 min), Holford Recreation Center (~14 min), and several Garland recreation centers averaging ~13 minutes away. Outdoor recreation: White Rock Lake (~23 min), Bass Park (~4 min), Gatewood Park (~6 min), Windsurf Bay Park (~5 min), John Paul Jones Park (~9 min), Duck Creek Greenbelt (~11 min), Spring Creek Forest Preserve (~18 min).

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,512
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − HOA: −$3,948
• − Depreciation: −$2,938
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-878/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo is in good condition with recent upgrades and a prime location. It has potential for further value through interior updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value
• Both Replace blinds with energy-efficient windows — Energy-efficient windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value ↑
• Both Replace blinds with energy-efficient windows — Energy-efficient windows improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 63,152
• Household income: $76,778
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 2275.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 30% Two or more races 23% Black 21% Asian 8%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 60% English-only · Spanish 31% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -148.30%
• Current HPI: 295.5641
• Rent YoY: ▲ 0.47%
• 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

1 event — show timeline

• 2026-04-04 Listed $105,000 NTREIS