13245 Castleton Pl · Farmers Branch, TX 75234

$275,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 4 Days on market

Built 1960 0.36 ac lot Est $379k · 27% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a lot purchase - value in land only. Property being sold as is.

Key facts

• 0.36 acre lot
• Built 1960
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $257k (6.6% below list).
• Recommended offer: $257k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.8% in Farmers Branch — 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 76/100 on livability (#100 in TX, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, 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.
• Market conditions: Rents soft (-1.3%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% of the median local income ($87k/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 $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $256,846 (6.6% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $379,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13349 Belfield Dr	0.12mi	4/2.0 (+1)	1,428 (-2%)	5mo	$414,900	$291	81
13308 Shahan Dr	0.12mi	3/2.0	1,361 (-7%)	3mo	$375,000	$276	80
13421 Glenside Dr	0.30mi	4/2.0 (+1)	1,376 (-6%)	1mo	$354,000	$257	70
3543 Cloverdale Ln	0.58mi	3/2.0	1,443 (-1%)	1mo	$250,000	$173	70
3538 Cloverdale Ln	0.59mi	3/2.0	1,427 (-2%)	0mo	$425,000	$298	68
3209 Longmeade Dr	0.40mi	4/2.0 (+1)	1,546 (+6%)	1mo	$360,000	$233	66
3505 Morningstar Ln	0.69mi	3/2.0	1,488 (+2%)	3mo	$385,000	$259	63
13551 Shahan Dr	0.31mi	3/2.0	1,258 (-14%)	8mo	$425,000	$338	56
12226 Brisbane Ave	0.56mi	3/2.0	1,311 (-10%)	2mo	$237,000	$181	55
3121 Damascus Way	0.75mi	3/2.0	1,551 (+6%)	3mo	$444,000	$286	52
13057 Glenside Dr	0.72mi	4/2.0 (+1)	1,566 (+7%)	3mo	$325,000	$208	47
3205 Damascus Way	0.68mi	3/2.0	1,311 (-10%)	5mo	$289,000	$220	46

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-43,858
• Equity at exit: $41,003

10-year hold

• IRR: -14.9%
• Equity multiple: 0.27×
• Total profit: $-56,574
• Equity at exit: $23,777

Cash invested: $77,000 (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 75234

• Rents YoY: -1.3%
• Active inventory: 163
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $129

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $319	-5% $224	+0% $129	+5% $34	+10% $-61
Rent	-10% $-74	-5% $27	+0% $129	+5% $230	+10% $332
Rate	-1.0pp $267	-0.5pp $199	base $129	+0.5pp $57	+1.0pp $-15

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3332 Brockway Dr Dallas, TX	3.0	2.0	1776	$2,650	$1.49	14d	1	0.17mi
13030 Mitchwin Rd Dallas, TX	3.0	2.5	1846	$2,950	$1.60	45d	1	0.38mi
3600 Janlyn Ln Farmers Branch, TX	4.0	2.0	1824	$3,150	$1.73	19d	1	0.50mi
3131 Longmeade Dr Dallas, TX	3.0	2.0	1186	$2,300	$1.94	45d	1	0.50mi
3170 Golfing Green Dr Dallas, TX	3.0	2.0	1790	$5,500	$3.07	45d	1	0.50mi
3625 Janlyn Ln Dallas, TX	4.0	2.0	1824	$3,150	$1.73	19d	1	0.54mi
3439 High Mesa Dr Dallas, TX	3.0	2.0	1504	$3,000	$1.99	45d	1	0.84mi
14025 Janwood Ln Dallas, TX	3.0	2.0	1513	$2,400	$1.59	26d	1	0.85mi
2972 Maydelle Ln Dallas, TX	3.0	2.0	1736	$2,750	$1.58	14d	1	0.86mi
3737 Vitruvian Way Addison, TX	3.0	1.0–2.0	926	$2,596	$2.80	0d	99	0.92mi
3023 Topaz Ln Dallas, TX	3.0	2.0	1304	$2,199	$1.69	9d	1	0.95mi
3612 High Bluff Dr Dallas, TX	4.0	2.0	1810	$2,850	$1.57	9d	1	1.02mi
3022 Valwood Pkwy Dallas, TX	4.0	2.0	1686	$3,200	$1.90	1d	1	1.02mi
2809 Rio Branco St Apt 204D Dallas, TX	2.0	2.0	917	$1,600	$1.74	26d	1	1.03mi
3850 Vitruvian Way Addison, TX	2.0	1.0–2.5	946	$2,655	$2.81	0d	35	1.03mi
12895 Red Hawk Dr Farmers Branch, TX	3.0	2.5	1956	$3,249	$1.66	8d	4	1.06mi
3925 Vitruvian Way Addison, TX	3.0	1.0–2.5	790	$1,797	$2.27	0d	88	1.07mi
12895 Raven Way #17 Farmers Branch, TX	2.0	2.5	1574	$2,899	$1.84	45d	1	1.08mi
12895 Raven Way Unit 35 Farmers Branch, TX	2.0	2.5	1574	$2,899	$1.84	19d	1	1.08mi
12895 Raven Way #33 Farmers Branch, TX	3.0	2.5	1844	$3,199	$1.73	45d	1	1.08mi
2809 Lineville Dr #105 Dallas, TX	2.0	1.5	985	$1,750	$1.78	9d	1	1.10mi
2803 Rio Branco St Dallas, TX	2.0	2.0	916	$1,800	$1.97	45d	1	1.13mi
2803 Rio Branco St #201 Dallas, TX	2.0	2.0	916	$1,750	$1.91	9d	1	1.13mi
3970 Vitruvian Way Unit 1007 Addison, TX	2.0	2.0	1358	$1,822	$1.34	45d	1	1.17mi
3970 Vitruvian Way Unit 1254 Addison, TX	2.0	2.0	1202	$1,788	$1.49	45d	1	1.17mi
3970 Vitruvian Way Addison, TX	2.0	2.0	1384	$2,100	$1.52	45d	1	1.17mi
3737 High Vista Dr Dallas, TX	1.0–3.0	1.0–2.0	990	$1,875	$1.89	1d	11	1.17mi
4011 Rosser Sq Dallas, TX	2.0	2.0	1036	$2,695	$2.60	45d	1	1.19mi
13638 Pyramid Dr Dallas, TX	3.0	2.0	1764	$2,195	$1.24	45d	1	1.20mi
4030 Valley View Ln Dallas, TX	1.0–2.0	1.0–2.0	851	$1,265	$1.49	21d	6	1.23mi
3990 Vitruvian Way Addison, TX	1.0–2.0	1.0–2.5	1153	$3,171	$2.75	1d	32	1.25mi
2710 Mount View Dr Dallas, TX	3.0	1.5	1436	$1,995	$1.39	45d	1	1.26mi
4040 Valley View Ln Farmers Branch, TX	3.0	1.0–2.0	1102	$3,874	$3.52	1d	65	1.27mi
2928 Mark Twain Dr Dallas, TX	3.0	2.0	1355	$2,315	$1.71	0d	1	1.27mi
3117 Longbow Ct Dallas, TX	3.0	2.0	1364	$2,500	$1.83	45d	1	1.29mi
4139 Rosser Sq Dallas, TX	2.0	2.0	1096	$2,500	$2.28	16d	1	1.30mi
4147 Rosser Sq Dallas, TX	2.0	2.0	1268	$2,675	$2.11	9d	1	1.31mi
3022 Forest Ln Dallas, TX	1.0–2.0	1.0	696	$1,295	$1.86	45d	2	1.31mi
3022 Forest Ln Dallas, TX	1.0–2.0	1.0	835	$1,800	$2.16	1d	3	1.31mi
2822 Sunny Hill Ln Dallas, TX	3.0	2.0	1549	$2,600	$1.68	12d	1	1.32mi

Listing history 3 events

1. 2026-06-21
   days on market $275,000 Active 4 DOM
2. 2026-06-18
   remarks 71-char remark
3. 2026-06-18
   listed $275,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $30,822
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$8,000
• Taxable loss: −$3,014
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $2,267/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 — Farmers Branch

• Score: 76/100
• State rank: #100
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmers Branch, TX
• County: Dallas County · 2,612,404 people
• City population: 32,961
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,961
• Household income: $86,733
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1021.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 32% Two or more races 11% Asian 11% Black 6%
• Hispanic origin (detail): Mexican 36% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Jamaica
• Languages at home: 48% English-only · Spanish 42% Other Asian/Pacific 3% Other Indo-European 3%

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: ▼ -325.83%
• Current HPI: 326.1548
• Rent YoY: ▼ -1.27%
• 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