141 Sycamore Pl · Wilmer, TX 75172

$242,399

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 10 Days on market

Built 2026 Est $250k · at est.

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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 +10.1/30.0
• ARV discount +8.8/15.0
• Appreciation +6.9/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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 comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $271,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Kitson plan; Active listing
• Exterior features: Address: 141 Sycamore Pl, Wilmer, TX 75172

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Kitson plan); Living area approximately 1,402

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (20.0% below list).
• Recommended offer: $194k (20.0% below list) — sets the bar for 1% rule.

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: Wilmer-Hutchins El (math 32% / reading 31%, grade F, #2,396 of 4,322 statewide, top 56%, 562 students, 94% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Market conditions: 42 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $11k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $194,005 (20.0% 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. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $249,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Sycamore Pl	0.05mi	3/2.0	1,402 (0%)	2mo	$234,149	$167	96
205 Sycamore Pl	0.04mi	3/2.0	1,411 (+1%)	2mo	$239,999	$170	95
236 Sycamore Pl	0.11mi	3/2.0	1,402 (0%)	2mo	$223,099	$159	93
1267 Maple St	0.12mi	3/2.0	1,402 (0%)	2mo	$238,999	$170	92
1263 Maple St	0.11mi	3/2.0	1,411 (+1%)	2mo	$251,349	$178	92
1280 Balsam Rd	0.15mi	3/2.0	1,411 (+1%)	1mo	$261,999	$186	92
114 Willow Way	0.17mi	3/2.0	1,411 (+1%)	2mo	$252,999	$179	89
134 Willow Way	0.19mi	3/2.0	1,411 (+1%)	1mo	$231,000	$164	89
233 Sycamore Pl	0.09mi	3/2.0	1,266 (-10%)	2mo	$249,499	$197	78
1271 Maple St	0.13mi	3/2.0	1,266 (-10%)	2mo	$228,349	$180	76
1275 Maple St	0.14mi	4/2.0 (+1)	1,600 (+14%)	1mo	$253,999	$159	64
320 Pecan St	0.54mi	4/2.0 (+1)	1,198 (-15%)	1mo	$269,000	$225	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.44×
• Total profit: $29,611
• Equity at exit: $119,055

10-year hold

• IRR: 9.7%
• Equity multiple: 2.57×
• Total profit: $106,863
• Equity at exit: $191,719

Cash invested: $67,872 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 42
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,271
• Tax est. 1.5%: −$303 /mo · $3,636/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-143

Break-even live

Break-even rent $2,120

Max offer price $221,775

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-59	+0% $-143	+5% $-226	+10% $-310
Rent	-10% $-296	-5% $-219	+0% $-143	+5% $-66	+10% $11
Rate	-1.0pp $-20	-0.5pp $-81	base $-143	+0.5pp $-205	+1.0pp $-269

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: $60,600
• Closing costs: $7,272
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	45d	1	0.06mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.08mi
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	26d	1	0.09mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	45d	1	0.11mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.18mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	45d	1	0.18mi
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	45d	1	0.24mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	0d	1	0.34mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	0d	9	0.69mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	0d	13	0.89mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,890	$1.96	0d	25	1.05mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	0d	1	1.16mi

Listing history 4 events

1. 2026-06-03
   days on market $242,399 Active 10 DOM
2. 2026-06-02
   days on market $242,399 Active 9 DOM
3. 2026-06-02
   days on market $242,399 Active 8 DOM
4. 2026-05-31
   days on market $242,399 Active 7 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: $23,281
• − Mortgage interest: −$13,578
• − Property taxes: −$3,636
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$7,052
• Taxable loss: −$5,922
• Est. tax savings @ 24.0%: +$1,421
• After-tax cash flow: $-289/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): 5,873

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 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 3.73%
• Current HPI: 221.1676
• 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