6206 Hidden Springs Ln · Garland, TX 75044

$519,990

6 bd · 3.5 ba · 3,490 sqft · SingleFamily public records · 27 Days on market

Built 1996 9,148 sqft lot $149/sqft · 19% below area Est $638k · 19% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.3/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE - Saturday May 23, FROM 1-3PM. Realtors send your Buyers! Welcome to 6206 Hidden Springs Ln — a rare gem at the boarder of Richardson and Garland, alongside the Spring Park residence area. As you arrive, you’re welcomed by a charming corner presence with mature trees and a beautifully maintained exterior that sets the tone for what’s inside. Step through the front door into a bright, airy space with hardwood flooring throughout, soaring ceilings, and abundant natural light. The open layout feels elegant yet inviting—perfect for both everyday living and entertaining. A private office is ideally positioned for working from home. As you continue, the home o

Key facts

• Hardwood flooring
• Private office
• Soaring ceilings

Tags

• MATURE TREES
• HARDWOOD FLOORING
• SOARING CEILINGS
• ABUNDANT NATURAL LIGHT
• PRIVATE OFFICE
• EXPANSIVE LIVING AREAS

Property features AI

Finance

• Other: Washer, dryer, refrigerator and all furniture excluded from sale
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Voluntary association (Big Spring Court); HOA management contact available

Exterior

• Parking: Attached 2-car garage (approx. 19' x 20'); 2 covered parking spaces; Circular driveway and additional parking
• Security: Fire alarm system
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story home; Not attached to other properties
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1996
• Exterior features: Covered patio/porch

Interior

• Kitchen: Kitchen island; Breakfast bar; Eat-in kitchen; Built-in cabinets; Natural stone/granite counters; Walk-in pantry; Dishwasher; Electric cooktop; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 1 with ensuite bath, garden tub, separate shower, dual sinks, linen closet, medicine cabinet, sitting area, and walk-in closet; Five additional bedrooms on level 2, each with walk-in closet(s)
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Pantry; Fireplace with brick surround and gas starter; One living area; Two dining areas; 12 total rooms; Two levels
• Laundry & utility: Full-size washer/dryer area; Stacked washer/dryer area; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $512k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, health & safety F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Springs El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 390 students, 44% FRL).
• Market conditions: Rents soft (-1.0%/yr); 180 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $5,479/mo this rent would consume 71% of the median local household income ($92k/yr) (locally 1537% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 27 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $30k (5%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $512,190 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $638,168
• List price: $519,990
• Delta: -18.52%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 Hidden Springs Ln	0.00mi	6/3.5	3,490 (0%)	0mo	$519,990	$149	100
2001 Campbell Pkwy	0.34mi	5/3.0 (-1)	3,138 (-10%)	6mo	$650,000	$207	55
2015 Brandeis Dr	0.63mi	5/3.0 (-1)	3,026 (-13%)	1mo	$599,000	$198	40

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-78,230
• Equity at exit: $77,532

10-year hold

• IRR: -14.1%
• Equity multiple: 0.31×
• Total profit: $-100,835
• Equity at exit: $44,959

Cash invested: $145,597 (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 75044

• Rents YoY: -1.0%
• Active inventory: 180
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $5,479 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$1,043 /mo · $12,519/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,151
• Net cashflow: $342

Break-even live

Break-even rent $5,047

Max offer price $519,990

Occupancy floor 89%

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: $129,998
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Forest Meadow Ln Richardson, TX	5.0	4.5	3883	$9,750	$2.51	43d	1	0.33mi
2505 Rodeo Ct Garland, TX	5.0	5.0	3026	$3,800	$1.26	43d	1	0.95mi

Listing history 22 events

1. 2026-05-08
   price $549,800 1996-char remark
2. 2026-04-29
   listed $549,900 Active 1996-char remark
3. 2026-03-07
   historical
4. 2026-01-01
   listed $560,000 Active
5. 2025-12-31
   historical
6. 2025-10-02
   price $560,000
7. 2025-05-16
   listed $575,000 Active
8. 2021-11-03
   soldstatus
9. 2021-10-26
   soldstatus Sold
10. 2021-10-04
    status Pending
11. 2021-09-28
    historical Active Option Contract
12. 2021-09-17
    status Active
13. 2021-09-16
    historical Active Option Contract
14. 2021-09-09
    listed $485,000 Active
15. 2018-07-03
    historical
16. 2018-06-04
    price $399,000
17. 2018-04-02
    status Active
18. 2018-03-31
    historical
19. 2018-03-30
    listed $449,000 Active
20. 2002-09-05
    historical
21. 2002-06-08
    listed $239,900
22. 1996-04-09
    soldstatus $9,310,000

ⓘ 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: $12,519 · $1,043/mo
• Projected year-2 tax: $12,519 · $1,043/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,750
• − Mortgage interest: −$29,128
• − Property taxes: −$12,519
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,260
• − Management: −$5,260
• − Depreciation: −$15,127
• Taxable loss: −$4,144
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $5,095/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,529
• Household income: $92,178
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1537.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 33% Hispanic / Latino 27% Two or more races 21% Asian 18% Black 17%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 28% · Canada, Vietnam, China
• Languages at home: 57% English-only · Spanish 21% Vietnamese 10% 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: ▼ -228.55%
• Current HPI: 264.0295
• Rent YoY: ▼ -0.96%
• 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

-94.4% since first listed

25 events — show timeline

• 2026-06-15 Sold (MLS) — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-05-20 Price Changed $519,990 NTREIS
• 2026-05-08 Price Changed $549,800 NTREIS
• 2026-04-29 Listed $549,900 NTREIS
• 2026-03-07 Listing Removed — NTREIS
• 2026-01-01 Listed $560,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-10-02 Price Changed $560,000 NTREIS
• 2025-05-16 Listed $575,000 NTREIS
• 2021-11-03 Sold (Public Records) — Public Records
• 2021-10-26 Sold (MLS) — NTREIS
• 2021-10-04 Pending — NTREIS
• 2021-09-28 Contingent — NTREIS
• 2021-09-17 Relisted — NTREIS
• 2021-09-16 Contingent — NTREIS
• 2021-09-09 Listed $485,000 NTREIS
• 2018-07-03 Listing Removed — NTREIS
• 2018-06-04 Price Changed $399,000 NTREIS
• 2018-04-02 Relisted — NTREIS
• 2018-03-31 Listing Removed — NTREIS
• 2018-03-30 Listed $449,000 NTREIS
• 2002-09-05 Listing Removed — NTREIS
• 2002-06-08 Listed $239,900 NTREIS
• 1996-04-09 Sold (Public Records) $9,310,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $12,519 · -12.7% YoY. Source: county tax records.