3903 Lovingood Dr · Dallas, TX 75241

$155,000

4 bd · 2.0 ba · 2,390 sqft · SingleFamily public records · 41 Days on market

Built 1958 7,536 sqft lot $65/sqft · 49% below area Est $305k · 49% under ↓ 18% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

Key facts

• 7,536 sq ft lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools C-, 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.
• Market conditions: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 8 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 $2,497/mo this rent would consume 55% of the median local household income ($54k/yr) (locally 1076% 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 $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 41 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.61% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 5.2

CMA / ARV

• ARV (median comp): $304,943
• List price: $155,000
• Delta: -49.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3903 Lovingood Dr	0.00mi	4/2.0	2,390 (0%)	1mo	$155,000	$65	100
3924 Ambrose Dr	0.41mi	5/3.0 (+1)	2,294 (-4%)	4mo	$305,000	$133	62
6320 Emerald Tree Ln	0.72mi	5/2.5 (+1)	2,505 (+5%)	4mo	$374,900	$150	48
4214 Lava Forest Dr	0.68mi	5/2.5 (+1)	2,505 (+5%)	8mo	$368,900	$147	46
6343 Crosswood Ln	0.72mi	5/2.5 (+1)	2,505 (+5%)	9mo	$379,900	$152	44
6302 Emerald Tree Ln	0.74mi	5/2.5 (+1)	2,505 (+5%)	10mo	$363,900	$145	42
4245 Lava Forest Dr	0.68mi	4/2.5	2,054 (-14%)	2mo	$355,900	$173	42
6313 Crosswood Ln	0.67mi	4/2.5	2,054 (-14%)	6mo	$351,900	$171	38
6330 Crosswood Ln	0.71mi	4/2.5	2,054 (-14%)	5mo	$359,900	$175	38
4111 Lava Forest Dr	0.68mi	4/2.5	2,054 (-14%)	6mo	$349,900	$170	38
6305 Racer Summit Dr	0.64mi	4/2.5	2,054 (-14%)	8mo	$354,900	$173	38
6328 Racer Summit Dr	0.70mi	4/2.5	2,054 (-14%)	10mo	$349,900	$170	34

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,762
• Equity at exit: $23,111

10-year hold

• IRR: 8.8%
• Equity multiple: 1.56×
• Total profit: $24,415
• Equity at exit: $13,402

Cash invested: $43,400 (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: 207
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,497 high
• Mortgage (P&I): −$813
• Tax from tax record: −$515 /mo · $6,179/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $580

Break-even live

Break-even rent $1,762

Max offer price $155,000

Occupancy floor 72%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,300	$1.25	1d	1	0.71mi
4136 Sweet Fennel Dr Dallas, TX	5.0	2.5	2505	$2,670	$1.07	7d	1	0.72mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	24d	1	0.95mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	17d	1	1.01mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	7d	1	1.02mi
6213 Balcony Ln Dallas, TX	5.0	3.0	2100	$2,675	$1.27	24d	1	1.09mi
6233 Balcony Ln Dallas, TX	5.0	3.0	2080	$2,695	$1.30	22d	1	1.12mi
6233 Balcony Ln Dallas, TX	3.0	2.0	2080	$2,395	$1.15	43d	1	1.12mi

Listing history 10 events

1. 2026-05-14
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

2. 2026-04-24
   price $155,000 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

3. 2026-04-20
   price $159,000 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

4. 2026-04-14
   price $165,000 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

5. 2026-04-09
   price $175,000 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

6. 2026-04-03
   listed $179,000 Active 216-char remark

   Show marketing remark (216 chars)

   Great investment property, sizeable home with a lot of space and potential. 4 bed 2 bathroom, Cash or hard money only, no assignments will be allowed, no wholesalers please, no option period offers will take priority

7. 2026-03-30
   price $179,000
8. 2026-03-25
   price $189,000
9. 2026-03-21
   listed $190,000 Active
10. 2026-02-18
    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: $6,179 · $515/mo
• Projected year-2 tax: $6,179 · $515/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: $29,965
• − Mortgage interest: −$8,682
• − Property taxes: −$6,179
• − Insurance: −$775
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$4,509
• Taxable income: $5,025
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $5,758/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

-18.4% since first listed

10 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-04-24 Price Changed $155,000 NTREIS
• 2026-04-20 Price Changed $159,000 NTREIS
• 2026-04-14 Price Changed $165,000 NTREIS
• 2026-04-09 Price Changed $175,000 NTREIS
• 2026-04-03 Listed $179,000 NTREIS
• 2026-03-30 Price Changed $179,000 NTREIS
• 2026-03-25 Price Changed $189,000 NTREIS
• 2026-03-21 Listed $190,000 NTREIS
• 2026-02-18 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $6,179 · -0.4% YoY. Source: county tax records.