1235 Balsam Rd · Wilmer, TX 75172

$230,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition 4,356 sqft lot Est $227k · at est. $76/mo HOA · 4% 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).

• Cash flow +9.6/30.0
• Appreciation +6.9/10.0
• ARV discount +6.6/15.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks

LENNAR - Cottonwood - Oakridge Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: List price $266,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family (spec new construction) — Oakridge plan
• Exterior features: Living area approximately 1266; Address: 1235 Balsam Rd, Wilmer, TX 75172

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Oakridge plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.8% below list).
• Recommended offer: $192k (16.8% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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: Wilmer-Hutchins El (math 32% / reading 31%, grade F, #2,396 of 4,322 statewide, top 56%, 562 students, 94% 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).
• Market conditions: 42 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $192,165 (16.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $226,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1271 Maple St	0.08mi	3/2.0	1,266 (0%)	2mo	$228,349	$180	94
233 Sycamore Pl	0.14mi	3/2.0	1,266 (0%)	2mo	$249,499	$197	92
1267 Maple St	0.08mi	3/2.0	1,402 (+11%)	2mo	$238,999	$170	77
1280 Balsam Rd	0.09mi	3/2.0	1,411 (+12%)	1mo	$261,999	$186	76
1263 Maple St	0.07mi	3/2.0	1,411 (+12%)	2mo	$251,349	$178	76
114 Willow Way	0.11mi	3/2.0	1,411 (+12%)	2mo	$252,999	$179	74
205 Sycamore Pl	0.10mi	3/2.0	1,411 (+12%)	2mo	$239,999	$170	74
134 Willow Way	0.13mi	3/2.0	1,411 (+12%)	1mo	$231,000	$164	74
236 Sycamore Pl	0.15mi	3/2.0	1,402 (+11%)	2mo	$223,099	$159	74
221 Sycamore Pl	0.12mi	3/2.0	1,411 (+12%)	2mo	$234,999	$167	73
320 Pecan St	0.57mi	4/2.0 (+1)	1,198 (-5%)	1mo	$269,000	$225	59
309 Redbud Ln	0.51mi	3/2.0	1,098 (-13%)	1mo	$199,000	$181	53

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: 7.0%
• Equity multiple: 1.42×
• Total profit: $27,091
• Equity at exit: $113,456

10-year hold

• IRR: 9.5%
• Equity multiple: 2.54×
• Total profit: $99,536
• Equity at exit: $182,702

Cash invested: $64,680 (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: 42
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• HOA: −$76
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-154

Break-even live

Break-even rent $2,117

Max offer price $208,675

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-74	+0% $-154	+5% $-234	+10% $-314
Rent	-10% $-306	-5% $-230	+0% $-154	+5% $-78	+10% $-2
Rate	-1.0pp $-38	-0.5pp $-96	base $-154	+0.5pp $-214	+1.0pp $-275

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.06mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	45d	1	0.06mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	45d	1	0.07mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.09mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.10mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	45d	1	0.32mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.43mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.78mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	0.98mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,890	$1.96	0d	25	1.13mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.21mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 10 events

1. 2026-06-15
   status $230,999 Pending 6 DOM
2. 2026-06-15
   days on market $230,999 Active 6 DOM
3. 2026-06-13
   days on market $230,999 Active 4 DOM
4. 2026-06-10
   remarks 552-char remark
5. 2026-06-10
   days on marketlisting id $230,999 Active 1 DOM
6. 2026-06-09
   days on market $230,999 Active 3 DOM
7. 2026-06-08
   days on market $230,999 Active 2 DOM
8. 2026-06-08
   price $230,999 Active 1 DOM
9. 2026-06-07
   remarks 414-char remark
10. 2026-06-07
    listed $266,999 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $23,060
• − Mortgage interest: −$12,940
• − Property taxes: −$3,465
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$912
• − Depreciation: −$6,720
• Taxable loss: −$5,821
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-454/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan and is in good condition, with minimal repairs needed. It is move-in ready and has the potential for further value increases through cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances (if needed) — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom updates (if needed) — Modern updates can increase the home's value and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances (if needed) — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom updates (if needed) — Modern updates can increase the home's value and appeal to potential buyers. ↑

ⓘ 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: 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