306 Lakey Rd · Seagoville, TX 75159

$240,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 32 Days on market

Built 1988 9,801 sqft lot Est $305k · 21% under

---

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 +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +4.9/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 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

Beautiful updated property on a great lot size. Fresh paint, Granite counter tops, new flooring and carpets.

Key facts

• Modern updates
• Private backyard
• Quiet neighborhood

Tags

• PRIVATE BACKYARD
• MODERN UPDATES
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Located in Dallas County, subdivision Dan B Gross; Directions: use GPS
• Financial info: Listing accepts Cash, Conventional, FHA, Texas Vet, and VA loan; Treat as clear loan type; No second mortgage indicated; Property is Real Estate Owned (REO)
• HOA & community: No association

Exterior

• Parking: Driveway; Concrete parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Two-story
• Construction: Built in 1988; Frame construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Lot roughly 50 x 203 (about 0.225 acres)

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 with ensuite bath (approx. 18 x 12)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $61 ($735/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 $237k (1.4% below list).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.1% in Seagoville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Seagoville El (math 19% / reading 24%, grade F, #3,470 of 4,322 statewide, top 81%, 607 students, 92% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 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 (-2.9%/yr); 282 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $7k 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 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $304,936
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Lakey Rd	0.02mi	3/2.0	1,500 (-8%)	14mo	$330,000	$220	74
719 Stacie Ln	0.72mi	3/2.0	1,585 (-2%)	1mo	$289,000	$182	62
509 Shaye Ct	0.67mi	3/2.0	1,562 (-4%)	12mo	$275,000	$176	53
504 Dice St	0.48mi	4/2.0 (+1)	1,642 (+1%)	22mo	$295,000	$180	53
515 Payton Ct	0.72mi	4/2.0 (+1)	1,692 (+4%)	18mo	$324,900	$192	39
718 Stacie Ln	0.70mi	3/2.0	1,434 (-12%)	13mo	$269,000	$188	38
505 Hampton Ct	0.63mi	4/2.0 (+1)	1,511 (-7%)	22mo	$297,000	$197	36

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-41,799
• Equity at exit: $35,785

10-year hold

• IRR: -18.7%
• Equity multiple: 0.14×
• Total profit: $-57,660
• Equity at exit: $20,751

Cash invested: $67,200 (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 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 282
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$450 /mo · $5,397/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $61

Break-even live

Break-even rent $2,289

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $197	-5% $129	+0% $61	+5% $-7	+10% $-75
Rent	-10% $-126	-5% $-32	+0% $61	+5% $155	+10% $248
Rate	-1.0pp $182	-0.5pp $122	base $61	+0.5pp $-1	+1.0pp $-64

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	0d	47	0.33mi
312 Ball St Seagoville, TX	4.0	2.5	2040	$2,650	$1.30	45d	1	0.47mi
108 U.S. 175 Frontage Rd Seagoville, TX	2.0	2.0	1143	$2,325	$2.03	0d	5	0.67mi
433 Oceania Ln Seagoville, TX	3.0	2.0	2174	$2,450	$1.13	20d	1	1.00mi
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,825	$1.69	5d	1	1.02mi
1204 Sydney Ln Seagoville, TX	4.0	2.5	2243	$2,550	$1.14	45d	1	1.10mi
707 Shadybrook Ln Seagoville, TX	3.0	2.0	1344	$1,950	$1.45	45d	1	1.14mi
1219 Triton Dr Seagoville, TX	4.0	3.0	1991	$2,500	$1.26	24d	1	1.16mi
1304 Riverview Ln Seagoville, TX	3.0	2.0	1490	$1,899	$1.27	26d	1	1.28mi
1324 Bluffview Dr Unit C Seagoville, TX	3.0	2.0	1150	$1,295	$1.13	26d	1	1.31mi
1432 Baylee St Seagoville, TX	3.0	2.0	2101	$2,000	$0.95	45d	1	1.33mi
1610 Parkhaven Dr Seagoville, TX	4.0	1.5	1450	$1,695	$1.17	17d	1	1.39mi
813 Huddleston Ct Seagoville, TX	3.0	2.0	1460	$1,855	$1.27	5d	1	1.45mi
324 Greenhaven Dr Seagoville, TX	4.0	2.0	1740	$2,300	$1.32	22d	1	1.47mi

Listing history 41 events

1. 2026-06-21
   days on market $240,000 Active 32 DOM
2. 2026-06-18
   remarks 571-char remark
3. 2026-06-18
   price $240,000 Active 29 DOM
4. 2026-06-18
   days on market $250,000 Active 29 DOM
5. 2026-06-17
   days on market $250,000 Active 28 DOM
6. 2026-06-16
   days on market $250,000 Active 27 DOM
7. 2026-06-15
   days on market $250,000 Active 26 DOM
8. 2026-06-13
   days on market $250,000 Active 24 DOM
9. 2026-06-09
   days on market $250,000 Active 20 DOM
10. 2026-06-08
    days on market $250,000 Active 19 DOM
11. 2026-06-07
    days on market $250,000 Active 18 DOM
12. 2026-06-04
    pricedays on market $250,000 Active 15 DOM
13. 2026-06-03
    days on market $257,500 Active 14 DOM
14. 2026-06-02
    days on market $257,500 Active 13 DOM
15. 2026-06-01
    days on market $257,500 Active 12 DOM
16. 2026-05-31
    days on market $257,500 Active 11 DOM
17. 2026-05-19
    listed $257,500 Active
18. 2026-04-05
    historical $2,049
19. 2026-03-29
    listed $2,049
20. 2024-09-27
    historical $1,750
21. 2024-09-26
    historical $1,750
22. 2024-09-13
    price $1,750
23. 2024-09-13
    price $1,750
24. 2024-09-13
    price $1,875
25. 2024-09-12
    price $1,750
26. 2024-08-22
    price $1,875
27. 2024-08-21
    price $1,875
28. 2024-08-14
    price $1,945
29. 2024-08-13
    price $1,945
30. 2024-08-01
    listed $1,990
31. 2024-07-30
    listed $1,990
32. 2024-05-17
    historical $1,995
33. 2024-05-12
    price $1,995
34. 2024-05-01
    historical $2,050
35. 2024-05-01
    listed $2,050
36. 2024-04-25
    listed $2,050
37. 2021-01-15
    soldstatus
38. 2021-01-07
    soldstatus Sold 108-char remark

    Show marketing remark (108 chars)

    Beautiful updated property on a great lot size. Fresh paint, Granite counter tops, new flooring and carpets.

39. 2020-12-29
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Beautiful updated property on a great lot size. Fresh paint, Granite counter tops, new flooring and carpets.

40. 2020-12-02
    price $179,900 108-char remark

    Show marketing remark (108 chars)

    Beautiful updated property on a great lot size. Fresh paint, Granite counter tops, new flooring and carpets.

41. 2020-11-18
    listed $185,000 Active 108-char remark

    Show marketing remark (108 chars)

    Beautiful updated property on a great lot size. Fresh paint, Granite counter tops, new flooring and carpets.

ⓘ 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: $5,397 · $450/mo
• Projected year-2 tax: $5,397 · $450/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 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,398
• − Mortgage interest: −$13,444
• − Property taxes: −$5,397
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$6,982
• Taxable loss: −$3,168
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $1,495/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 — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,612,404 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 422.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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

+39.2% since first listed

25 events — show timeline

• 2026-05-19 Listed $257,500 NTREIS
• 2026-04-05 Rental Removed $2,049 Tricon
• 2026-03-29 Listed for Rent $2,049 Tricon
• 2024-09-27 Rental Removed $1,750 RENT.
• 2024-09-26 Rental Removed $1,750 NTREIS
• 2024-09-13 Price Changed $1,750 RENT.
• 2024-09-13 Price Changed $1,750 NTREIS
• 2024-09-13 Price Changed $1,875 RENT.
• 2024-09-12 Price Changed $1,750 RENT.
• 2024-08-22 Price Changed $1,875 NTREIS
• 2024-08-21 Price Changed $1,875 RENT.
• 2024-08-14 Price Changed $1,945 NTREIS
• 2024-08-13 Price Changed $1,945 RENT.
• 2024-08-01 Listed for Rent $1,990 NTREIS
• 2024-07-30 Listed for Rent $1,990 RENT.
• 2024-05-17 Rental Removed $1,995 RENT.
• 2024-05-12 Price Changed $1,995 RENT.
• 2024-05-01 Rental Removed $2,050 RENTLY
• 2024-05-01 Listed for Rent $2,050 RENT.
• 2024-04-25 Listed for Rent $2,050 RENTLY
• 2021-01-15 Sold (Public Records) — Public Records
• 2021-01-07 Sold (MLS) — NTREIS
• 2020-12-29 Pending — NTREIS
• 2020-12-02 Price Changed $179,900 NTREIS
• 2020-11-18 Listed $185,000 NTREIS

Property tax history

+4.9%/yr

Latest (2025): $5,397 · -1.4% YoY. Source: county tax records.