1283 Maple St · Wilmer, TX 75141

$229,999

3 bd · 2.0 ba · 1,266 sqft · Land · 16 Days on market

Built 2025 4,400 sqft lot $75/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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $30 ($355/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 $191k (16.8% below list).
• Recommended offer: $191k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Wilmer — 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 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: Eddie Bernice Johnson Stem Academy (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 502 students, 92% FRL).
• Market conditions: 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,455 (16.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.13×
• Total profit: $8,523
• Equity at exit: $81,044

10-year hold

• IRR: 7.0%
• Equity multiple: 1.87×
• Total profit: $55,839
• Equity at exit: $109,681

Cash invested: $64,400 (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 75141

• Home prices YoY: 0.3%
• Active inventory: 85
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $30

Break-even live

Break-even rent $1,877

Max offer price $229,999

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $95	+0% $30	+5% $-36	+10% $-101
Rent	-10% $-122	-5% $-46	+0% $30	+5% $105	+10% $181
Rate	-1.0pp $145	-0.5pp $88	base $30	+0.5pp $-30	+1.0pp $-91

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	44d	1	0.05mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	44d	1	0.06mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	44d	1	0.07mi
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.11mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	25d	1	0.11mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	44d	1	0.14mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	44d	1	0.43mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.49mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.86mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	1.05mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,864	$1.93	0d	24	1.16mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.32mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 3 events

1. 2025-12-18
   status Pending
2. 2025-12-05
   price $229,999
3. 2025-12-02
   listed $231,999 Active

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$2,938/yr (+$245/mo · 231.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,975
• − Mortgage interest: −$12,884
• − Property taxes: −$1,271
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$900
• − Depreciation: −$6,691
• Taxable loss: −$3,597
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $1,218/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 — 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): 4,686

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 0.56)
• Race & ethnicity: Hispanic / Latino 53% Black 39% Two or more races 24% White 6%
• Hispanic origin (detail): Mexican 46% Puerto Rican 3%
• Common ancestry: Slovak 1% American 1% Russian 1%
• Foreign-born: 23% · Canada
• Languages at home: 51% English-only · Spanish 49% Other Indo-European 1%

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: ▲ 1.21%
• Current HPI: 382.1182
• 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

Price history

-0.9% since first listed

3 events — show timeline

• 2025-12-18 Pending — NTREIS
• 2025-12-05 Price Changed $229,999 NTREIS
• 2025-12-02 Listed $231,999 NTREIS