829 Ray Andra Dr · DeSoto, TX 75115

$150,000

3 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 12 Days on market

Built 1966 0.28 ac lot Est $293k · 49% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +8.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Best & Final by 5pm on Monday June 1st. Sale is subject to court approval and the best offer will be submitted June 1st. Opportunity awaits at 829 Ray Andra in the established Northwest Estates community of DeSoto. This one-story home, built in 1966, offers 3 bedrooms, 2 bathrooms, 1,784 square feet of living space, and a rear-entry 2-car garage. With a functional floor plan and solid potential, this property is a great opportunity for investors, renovators, or buyers looking to customize a home to fit their own style and vision. The home is being sold as-is with no repairs to be made by the seller, and utilities are currently off. Personal items remaining on the property will convey,

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1966

Tags

• NORTHWEST ESTATES COMMUNITY
• FUNCTIONAL FLOOR PLAN
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Probate listing; Subdivision: Northwest Estates
• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No association (no HOA)

Exterior

• Parking: Attached garage (2-car) with garage facing the rear; 2 covered parking spaces
• Utilities: City water; City sewer; Curbs present; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1966); Property not attached to another dwelling
• Construction: Brick exterior; Slab foundation; Built in 1966
• Exterior features: Covered patio/porch; Located in a subdivision; Lot smaller than 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; One-level floor plan; One living area; One dining area; Room count of 4; Living room with fireplace
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.1% vs local median 3.4% in DeSoto — 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 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cockrell Hill El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 756 students, 71% FRL).
• Market conditions: Rents soft (-2.6%/yr); 472 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $4k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• 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 $150,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $292,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Misty Glen Dr	0.09mi	3/2.0	1,742 (-2%)	3mo	$250,000	$144	90
816 Misty Glen Dr	0.06mi	3/2.5	1,885 (+6%)	5mo	$250,000	$133	82
913 Vince Ln	0.14mi	3/2.0	1,896 (+6%)	7mo	$319,900	$169	77
932 Ray Andra Dr	0.21mi	3/2.5	1,920 (+8%)	1mo	$190,000	$99	75
549 Bayberry Ln	0.43mi	3/2.0	1,804 (+1%)	4mo	$294,990	$164	74
609 Dennis Dr	0.29mi	3/2.0	1,664 (-7%)	1mo	$239,900	$144	74
525 Danny Dr	0.33mi	3/2.0	1,705 (-4%)	4mo	$295,000	$173	74
328 E Pleasant Run Rd	0.65mi	3/2.0	1,788 (+0%)	3mo	$299,999	$168	67
600 N Young Blvd	0.37mi	3/2.0	1,605 (-10%)	3mo	$175,000	$109	63
524 Davis Dr	0.33mi	4/2.5 (+1)	1,984 (+11%)	8mo	$329,500	$166	52
308 E Lanett Dr	0.75mi	3/2.0	1,650 (-8%)	8mo	$249,000	$151	46
403 Rickey Canyon Ave	0.73mi	3/2.5	1,539 (-14%)	5mo	$325,000	$211	37

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,232
• Equity at exit: $22,365

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,464
• Equity at exit: $12,969

Cash invested: $42,000 (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 75115

• Rents YoY: -2.6%
• Active inventory: 472
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$787
• Tax from tax record: −$548 /mo · $6,574/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $350

Break-even live

Break-even rent $1,768

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Oak Trl Desoto, TX	3.0	2.0	1722	$2,000	$1.16	7d	1	0.23mi
1013 Canyon Ridge Dr Desoto, TX	3.0	3.0	2550	$2,500	$0.98	43d	1	0.60mi
1204 Laurie Ave Desoto, TX	4.0	2.0	2104	$2,895	$1.38	15d	1	0.73mi
124 Shadybrook Dr DeSoto, TX	3.0	2.0	1589	$2,000	$1.26	43d	1	0.78mi
120 Shadybrook Dr Desoto, TX	3.0	2.0	1548	$1,975	$1.28	24d	1	0.79mi
114 Shadybrook Dr DeSoto, TX	3.0	2.0	1350	$2,000	$1.48	43d	1	0.80mi
334 Lisa Ln Unit 1019597P DeSoto, TX	4.0	3.0	2023	$16,361	$8.09	22d	1	0.91mi
334 Lisa Ln Desoto, TX	4.0	3.0	2034	$9,750	$4.79	24d	1	0.91mi
522 E Lanett Dr Desoto, TX	3.0	2.0	1822	$2,385	$1.31	43d	1	0.96mi
524 E Lanett Dr Desoto, TX	3.0	3.5	1908	$2,320	$1.22	43d	1	0.97mi
629 N Parks Dr Desoto, TX	3.0	2.0	2145	$2,500	$1.17	43d	1	1.08mi
201 David Unit 203 DeSoto, TX	3.0	2.0	2300	$2,200	$0.96	43d	1	1.09mi
207 Evelyn St Desoto, TX	3.0	2.0	1592	$1,900	$1.19	43d	1	1.16mi
616 Havencrest Dr Desoto, TX	3.0	2.5	1855	$2,350	$1.27	22d	1	1.17mi
508 Nora Ln Desoto, TX	3.0	2.0	1837	$2,125	$1.16	43d	1	1.24mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,931	$1.27	24d	1	1.24mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,835	$1.21	20d	1	1.24mi
419 Buckingham Pl Desoto, TX	3.0	2.0	2245	$2,071	$0.92	3d	1	1.33mi
426 Newcastle Dr DeSoto, TX	3.0	2.5	1834	$1,600	$0.87	5d	1	1.34mi
907 Saint George Pl Desoto, TX	4.0	2.5	2600	$3,500	$1.35	1d	1	1.41mi
744 Teresa Dr Desoto, TX	4.0	2.5	2335	$2,420	$1.04	43d	1	1.43mi
829 Hunters Creek Dr Desoto, TX	3.0	2.0	2187	$2,500	$1.14	43d	1	1.44mi
726 Cottonwood Cir Desoto, TX	3.0	2.0	1900	$2,350	$1.24	43d	1	1.47mi
720 Nora Ln Desoto, TX	3.0	2.0	1733	$1,950	$1.13	4d	1	1.47mi
705 Timber Trl Desoto, TX	4.0	2.5	2048	$2,370	$1.16	43d	1	1.47mi

Listing history 6 events

1. 2026-06-03
   status $150,000 Pending 12 DOM
2. 2026-06-02
   days on market $150,000 Active 12 DOM
3. 2026-06-01
   days on market $150,000 Active 11 DOM
4. 2026-05-31
   days on market $150,000 Active 10 DOM
5. 2026-05-21
   listed $150,000 Active
6. 1999-08-11
   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: $6,574 · $548/mo
• Projected year-2 tax: $6,574 · $548/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,538
• − Mortgage interest: −$8,402
• − Property taxes: −$6,574
• − Insurance: −$750
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$4,364
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,673/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: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,612,404 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1867.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• 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

2 events — show timeline

• 2026-05-21 Listed $150,000 NTREIS
• 1999-08-11 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $6,574 · +7.1% YoY. Source: county tax records.