3205 Pacesetter Dr · Dallas, TX 75241

$200,000

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 20 Days on market

Built 1972 8,189 sqft lot Est $214k · 7% 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 +16.4/30.0
• ARV discount +10.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• 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 MLS

NEEDS WORK!!!!!INVESTORS WELCOMED

Key facts

• 8,189 sq ft lot
• Built 1972
• Listed 20 days

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional, FHA, and VA loan; Loan type treated as clear; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: No garage or covered parking (parking listed as Other)
• Utilities: City water; City sewer; Electric service available; Municipal utility district: No
• Home design: Single-family residence; Residential property; One story; Property not attached
• Construction: Built in 1972; Brick, frame, siding, and wood construction; Composition roof; Slab foundation
• Exterior features: Curbs and sidewalks; Concrete surfaces; City water and city sewer; Lot less than 0.5 acre; Subdivision: Highland Hills West; Directions: From I-45 S take exit 277 for Simpson Stuart Rd; turn right onto Simpson Stuart Rd, left onto Highland Hills Dr, left onto Bonnie View Rd, then right onto Pacesetter Dr

Interior

• Kitchen: Dishwasher; Microwave; Kitchen plumbed for gas
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Granite counters; Five rooms total; One living area; One dining area; One-level layout
• Laundry & utility: Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $198k (1.1% below list).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 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; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 44% 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 $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

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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

• 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6415 Cinnamon Oaks Dr	0.23mi	4/2.0 (+1)	1,296 (+3%)	0mo	$220,000	$170	77
6547 Tioga Pl	0.55mi	3/1.0	1,203 (-4%)	2mo	$144,900	$120	63
3464 Pinebrook Dr	0.44mi	3/1.5	1,149 (-9%)	2mo	$200,000	$174	63
2914 Midway Plaza Blvd	0.53mi	3/1.5	1,347 (+7%)	2mo	$200,000	$148	62
3474 Pacesetter Dr	0.49mi	3/1.5	1,164 (-8%)	3mo	$189,500	$163	62
3110 Palo Alto Dr	0.47mi	2/1.0 (-1)	1,198 (-5%)	2mo	$150,000	$125	61
6544 Cinnamon Oaks Dr	0.38mi	3/1.5	1,073 (-15%)	2mo	$205,000	$191	55
3528 Silverhill Dr	0.61mi	4/2.0 (+1)	1,203 (-4%)	3mo	$190,000	$158	55
6437 Leana Ave	0.65mi	3/1.0	1,164 (-8%)	1mo	$209,900	$180	54
6227 Teague Dr	0.62mi	3/2.0	1,142 (-9%)	0mo	$220,000	$193	53
2447 Naoma St	0.51mi	3/2.0	1,448 (+15%)	4mo	$350,000	$242	46
2934 Morgan Dr	0.65mi	3/1.0	1,080 (-14%)	1mo	$175,000	$162	43

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-30,958
• Equity at exit: $29,821

10-year hold

• IRR: -14.5%
• Equity multiple: 0.29×
• Total profit: $-39,834
• Equity at exit: $17,292

Cash invested: $56,000 (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: $1,979 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$318 /mo · $3,818/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $113

Break-even live

Break-even rent $1,836

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $226	-5% $169	+0% $113	+5% $56	+10% $-1
Rent	-10% $-44	-5% $35	+0% $113	+5% $191	+10% $269
Rate	-1.0pp $213	-0.5pp $164	base $113	+0.5pp $61	+1.0pp $8

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	5d	1	0.10mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	45d	1	0.24mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	45d	1	0.29mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	19d	1	0.37mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	5d	1	0.39mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	3d	1	0.42mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	9d	1	0.46mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	3d	1	0.46mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	45d	1	0.61mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	1d	1	0.63mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	5d	1	0.63mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	1d	31	0.64mi
2918 Morgan Dr Dallas, TX	4.0	2.0	1610	$2,500	$1.55	26d	1	0.68mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	0.70mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	45d	1	0.73mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	3d	9	0.76mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	9d	1	0.81mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	26d	1	0.85mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	5d	7	0.89mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,097	$1.21	0d	8	0.92mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	9d	1	0.96mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	26d	1	0.97mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	8d	1	0.97mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	45d	1	1.03mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	9d	7	1.12mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	45d	1	1.19mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	9d	1	1.24mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	1.32mi
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	0d	1	1.40mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	26d	1	1.43mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	26d	1	1.43mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	1.47mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	1.48mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	9d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $200,000 Active 20 DOM
2. 2026-06-18
   days on market $200,000 Active 17 DOM
3. 2026-06-17
   days on market $200,000 Active 16 DOM
4. 2026-06-16
   days on market $200,000 Active 15 DOM
5. 2026-06-15
   days on market $200,000 Active 14 DOM
6. 2026-06-13
   days on market $200,000 Active 12 DOM
7. 2026-06-09
   days on market $200,000 Active 8 DOM
8. 2026-06-08
   days on market $200,000 Active 7 DOM
9. 2026-06-07
   days on market $200,000 Active 6 DOM
10. 2026-06-04
    days on market $200,000 Active 3 DOM
11. 2026-06-03
    days on market $200,000 Active 2 DOM
12. 2026-06-02
    remarks 409-char remark
13. 2026-06-02
    listed $200,000 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: $3,818 · $318/mo
• Projected year-2 tax: $3,818 · $318/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: $23,742
• − Mortgage interest: −$11,203
• − Property taxes: −$3,818
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$5,818
• Taxable loss: −$1,896
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,807/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

+710.8% since first listed

8 events — show timeline

• 2026-06-01 Listed $200,000 NTREIS
• 2022-05-22 Price Changed $1,500 RENT.
• 2009-03-09 Sold (Public Records) — Public Records
• 2008-10-13 Sold (MLS) — NTREIS
• 2008-09-19 Listing Removed — NTREIS
• 2008-07-07 Listed $24,668 NTREIS
• 2008-06-11 Sold (Public Records) — Public Records
• 2007-01-09 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,818 · +25.5% YoY. Source: county tax records.