Cypress II Plan · DeSoto, TX 75115

$455,990

4 bd · 3.0 ba · 2,450 sqft · SingleFamily · 38 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +5.0/5.0
• Cash flow +3.8/30.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +1.9/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Classic Series Cypress II floor plan is a two-story home with 4 bedrooms and 3 bathrooms. Features of this plan include a covered porch, formal dining or study, a large family room, an open kitchen with custom cabinets and island, a primary suite with walk-in closet and garden tub, and an upstairs game room. Contact us or visit our model home for more information about building this plan.

Key facts

• Covered porch
• Formal dining
• Large family room

Tags

• COVERED PORCH
• FORMAL DINING
• LARGE FAMILY ROOM
• OPEN KITCHEN
• CUSTOM CABINETS
• ISLAND

🏗️ New construction. The $455,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $480,764.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $456k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (38.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (46.4% below list).
• Recommended offer: $244k (46.4% below list) — sets the bar for 1% rule.

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: schools D+, amenities F, commute F.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.6%/yr); 649 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 35% 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 $3k of loan paydown is wiped out by about $14k 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 38 days — a 3% lower offer ($442k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,369 (46.4% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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. 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: 0.51% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $480,764
• List price: $455,990
• Delta: -5.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2041 Picnic Crk	0.16mi	3/2.5 (-1)	2,521 (+3%)	10mo	$485,000	$192	72
936 Waddle Ln	0.26mi	3/3.0 (-1)	2,521 (+3%)	8mo	$499,381	$198	71
2018 Mammoth Dr	0.52mi	4/3.0	2,521 (+3%)	6mo	$495,541	$197	66
833 Alamo Ct	0.47mi	4/3.0	2,333 (-5%)	6mo	$449,000	$192	65
938 Vista Ln	0.09mi	4/2.5	2,783 (+14%)	8mo	$475,000	$171	65
2100 Homestead Dr	0.12mi	4/2.5	2,799 (+14%)	8mo	$499,000	$178	62
933 Homestead Dr	0.19mi	4/2.5	2,773 (+13%)	8mo	$510,000	$184	61
1817 Masters Dr	0.58mi	4/2.5	2,528 (+3%)	6mo	$465,000	$184	60
824 Alamo Ct	0.51mi	3/2.0 (-1)	2,314 (-6%)	3mo	$473,015	$204	55
2014 Mammoth Dr	0.53mi	4/3.0	2,250 (-8%)	8mo	$498,399	$222	55
2034 Mammoth Dr	0.49mi	4/3.0	2,260 (-8%)	12mo	$497,737	$220	54
1114 Bogart Cir	0.73mi	4/2.5	2,183 (-11%)	9mo	$299,999	$137	38

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: -42.5%
• Equity multiple: -0.29×
• Total profit: $-173,682
• Equity at exit: $71,683

10-year hold

• IRR: -94.0%
• Equity multiple: -1.18×
• Total profit: $-292,921
• Equity at exit: $41,568

Cash invested: $134,614 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 10 under contract
• Months of supply: 19.8 mo (5%/mo absorbed)
• Median asking: $488,990 ($190/sqft)
• Median days on market: 38 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75115

• Rents YoY: -2.6%
• Active inventory: 649
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$2,521
• Tax est. 1.5%: −$601 /mo · $7,211/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-1,392

Break-even live

Break-even rent $4,206

Max offer price $279,349

Occupancy floor —

Sensitivity live

Price	-10% $-1,060	-5% $-1,226	+0% $-1,392	+5% $-1,558	+10% $-1,724
Rent	-10% $-1,585	-5% $-1,488	+0% $-1,392	+5% $-1,295	+10% $-1,199
Rate	-1.0pp $-1,150	-0.5pp $-1,270	base $-1,392	+0.5pp $-1,517	+1.0pp $-1,643

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: $120,191
• Closing costs: $14,423
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Wayne Ave Duncanville, TX	3.0	2.0	1770	$2,149	$1.21	63d	1	0.43mi
1007 Lamar Ave Duncanville, TX	3.0	2.5	2106	$2,450	$1.16	31d	1	0.71mi
1115 Colbert Ln Duncanville, TX	3.0	2.0	1660	$2,245	$1.35	33d	1	0.75mi
1609 Masters Dr Desoto, TX	3.0	2.5	1991	$2,500	$1.26	39d	1	0.85mi
907 Saint George Pl Desoto, TX	4.0	2.5	2600	$3,500	$1.35	56d	1	1.01mi
1446 Pinnacle Peak Dr Desoto, TX	3.0	2.0	1716	$1,950	$1.14	8d	1	1.30mi
1444 Pinnacle Peak Dr DeSoto, TX	3.0	2.0	3336	$1,975	$0.59	55d	1	1.31mi
1424 Cobblestone Dr Desoto, TX	5.0	3.0	2667	$8,950	$3.36	118d	1	1.43mi
222 Creekwood Ct Duncanville, TX	3.0	2.0	1750	$2,146	$1.23	82d	1	1.43mi
1316 Leisure Ln Desoto, TX	3.0	2.5	2217	$2,300	$1.04	5d	1	1.44mi
1423 Cassandra Cir Desoto, TX	3.0	3.5	2367	$2,500	$1.06	60d	1	1.45mi
407 Hillcroft Cir Duncanville, TX	3.0	2.0	2002	$2,275	$1.14	83d	1	1.47mi
407 Hillcroft Cir Duncanville, TX	3.0	2.0	2002	$2,275	$1.14	103d	1	1.47mi

Property features AI

Finance

• Financial info: Listing price $445,990

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family planLocated in Desoto, TX (941 Palmer Ln)
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 2,450 finished square feet

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan named Cypress IINew construction plan

Listing history 50 events

1. 2026-09-24
   days on market $455,990 Active 38 DOM
2. 2026-09-23
   days on market $455,990 Active 37 DOM
3. 2026-09-22
   days on market $455,990 Active 36 DOM
4. 2026-09-21
   days on market $455,990 Active 35 DOM
5. 2026-09-20
   days on market $455,990 Active 34 DOM
6. 2026-09-19
   days on market $455,990 Active 33 DOM
7. 2026-09-18
   days on market $455,990 Active 32 DOM
8. 2026-09-17
   days on market $455,990 Active 31 DOM
9. 2026-09-16
   days on market $455,990 Active 30 DOM
10. 2026-09-15
    days on market $455,990 Active 29 DOM
11. 2026-09-14
    days on market $455,990 Active 28 DOM
12. 2026-09-13
    days on market $455,990 Active 27 DOM
13. 2026-09-12
    days on market $455,990 Active 26 DOM
14. 2026-09-11
    days on market $455,990 Active 25 DOM
15. 2026-09-05
    days on market $455,990 Active 19 DOM
16. 2026-09-04
    days on market $455,990 Active 18 DOM
17. 2026-09-02
    days on market $455,990 Active 16 DOM
18. 2026-08-31
    days on market $455,990 Active 14 DOM
19. 2026-08-30
    days on market $455,990 Active 13 DOM
20. 2026-08-29
    days on market $455,990 Active 12 DOM
21. 2026-08-28
    pricedays on market $455,990 Active 11 DOM
22. 2026-08-27
    days on market $445,990 Active 10 DOM
23. 2026-08-25
    days on market $445,990 Active 8 DOM
24. 2026-08-24
    days on market $445,990 Active 7 DOM
25. 2026-08-23
    days on market $445,990 Active 6 DOM
26. 2026-08-22
    days on market $445,990 Active 5 DOM
27. 2026-08-21
    days on market $445,990 Active 4 DOM
28. 2026-08-20
    days on market $445,990 Active 3 DOM
29. 2026-08-19
    days on market $445,990 Active 2 DOM
30. 2026-08-17
    remarks 395-char remark
31. 2026-08-17
    days on marketlisting id $445,990 Active 1 DOM
32. 2026-08-16
    days on market $445,990 Active 829 DOM
33. 2026-08-15
    days on market $445,990 Active 828 DOM
34. 2026-08-14
    days on market $445,990 Active 827 DOM
35. 2026-08-13
    days on market $445,990 Active 826 DOM
36. 2026-08-12
    days on market $445,990 Active 825 DOM
37. 2026-08-11
    days on market $445,990 Active 824 DOM
38. 2026-08-10
    days on market $445,990 Active 823 DOM
39. 2026-08-09
    days on market $445,990 Active 822 DOM
40. 2026-08-08
    days on market $445,990 Active 821 DOM
41. 2026-08-06
    days on market $445,990 Active 819 DOM
42. 2026-08-05
    days on market $445,990 Active 818 DOM
43. 2026-08-04
    days on market $445,990 Active 817 DOM
44. 2026-08-03
    days on market $445,990 Active 816 DOM
45. 2026-07-31
    days on market $445,990 Active 813 DOM
46. 2026-07-30
    days on market $445,990 Active 811 DOM
47. 2026-07-28
    days on market $445,990 Active 810 DOM
48. 2026-07-26
    days on market $445,990 Active 808 DOM
49. 2026-07-24
    days on market $445,990 Active 806 DOM
50. 2026-07-23
    days on market $445,990 Active 805 DOM

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

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 · 25 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: $29,324
• − Mortgage interest: −$26,930
• − Property taxes: −$7,211
• − Insurance: −$2,404
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$13,986
• Taxable loss: −$25,899
• Est. tax savings @ 24.0%: +$6,216
• After-tax cash flow: $-10,487/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 · 12 photos

Excellent 100/100 None rehab

This two-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious layout with a good condition kitchen and bathrooms. The property is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

F Composite school gradezoned avg 26/100

Zoned Schools

High Duncanville H S F TX #1,234/1,632 Nat'l #12,251/17,239

Schools (NCES district)

• District: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

C Composite livability gradescore 66/100

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 · 2,979,839 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: 28% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listing price $445,990

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family planLocated in Desoto, TX (941 Palmer Ln)
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 2,450 finished square feet

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan named Cypress IINew construction plan