1718 Joan Dr · Dallas, TX 75217

$222,200

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 45 Days on market

Built 1957 7,449 sqft lot $156/sqft · 7% below area Est $239k · 7% under

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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).

• ARV discount +10.7/15.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special!! Currently leased for $895 through December 2011.Nice 3 bedroom, 2 bath with 2 car garage located near Jim Miller and Lake June Rd. with easy access to C F Hawn within walking distance of elementary school and about a mile to Lake June DART station has been freshly painted features a large den plus formal living and dining areas, spacious kitchen with gas stove, wood floors throughout, ceiling fans and fenced, tree shaded yard.

Key facts

• Fenced yard
• Tree shaded yard
• Spacious kitchen

Tags

• FORMAL LIVING ROOM
• DINING AREA
• SPACIOUS KITCHEN
• CEILING FANS
• FENCED YARD
• TREE SHADED YARD

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Security: Not specified
• Utilities: City water; City sewer; Electricity connected; Natural gas available; Sewer available
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1957
• Exterior features: Lot less than 0.5 acre; Lot approximately 0.171 acre; Subdivision: Hillburn Park 04; Directions: North on Jim Miller from Lake June, right on Umphress, left on Joan

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom (1st level) — approx. 16 x 13; Bedroom (1st level) — approx. 12 x 10
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Not specified
• Interior features: Open living area; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (17.3% below list).
• Recommended offer: $180k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime 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 rising (+1.0%/yr); 198 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% of the median local income ($56k/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 $7k 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 45 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,646 (19.2% 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 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $239,419
• List price: $222,200
• Delta: -7.19%
• 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
1905 Houghton Rd	0.23mi	3/2.0	1,322 (-7%)	0mo	$249,000	$188	76
2036 Gaylord Dr	0.53mi	3/2.0	1,446 (+1%)	3mo	$265,000	$183	71
1445 Templecliff Dr	0.47mi	3/2.0	1,360 (-5%)	1mo	$240,000	$176	70
1937 Earnhardt Way	0.39mi	3/2.0	1,544 (+8%)	2mo	$265,000	$172	67
1925 Bodine Ln	0.45mi	3/2.0	1,540 (+8%)	1mo	$242,500	$157	65
1332 Gaylord Dr	0.49mi	4/2.0 (+1)	1,488 (+4%)	2mo	$239,998	$161	63
7220 Amy St	0.23mi	4/2.0 (+1)	1,564 (+10%)	8mo	$265,000	$169	61
2215 Mack Ln	0.68mi	3/2.0	1,480 (+4%)	2mo	$285,000	$193	60
7328 Ravehill Ln	0.75mi	2/1.5 (-1)	1,432 (+0%)	2mo	$159,000	$111	56
7810 Dugan St	0.60mi	2/2.0 (-1)	1,308 (-8%)	6mo	$199,990	$153	48
6702 Umphress Rd	0.54mi	4/2.0 (+1)	1,629 (+14%)	1mo	$275,000	$169	45
2210 Gaylord Dr	0.74mi	4/3.0 (+1)	1,221 (-14%)	3mo	$285,000	$233	30

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.12×
• Total profit: $-54,814
• Equity at exit: $33,131

10-year hold

• IRR: -33.3%
• Equity multiple: -0.30×
• Total profit: $-81,137
• Equity at exit: $19,212

Cash invested: $62,216 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,165
• Tax from tax record: −$435 /mo · $5,214/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-241

Break-even live

Break-even rent $2,142

Max offer price $179,646

Occupancy floor —

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: $55,550
• Closing costs: $6,666
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	6d	1	0.42mi
1355 N Jim Miller Rd Unit 23 Dallas, TX	2.0	1.5	953	$1,100	$1.15	3d	1	0.52mi
1355 N Jim Miller Rd Unit 121 Dallas, TX	3.0	1.5	1169	$1,250	$1.07	3d	1	0.52mi
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	43d	1	0.55mi
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	15d	1	0.59mi
1246 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,050	$1.37	20d	1	0.73mi
1244 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,120	$1.41	20d	1	0.74mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	43d	1	0.88mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	43d	1	0.89mi
7632 Livvie Meador Ln Dallas, TX	4.0	2.0	1719	$2,300	$1.34	43d	1	0.97mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	3d	1	1.30mi
758 Bethpage Ave Dallas, TX	4.0	2.0	1484	$1,975	$1.33	7d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $222,200 Active 45 DOM
2. 2026-06-17
   days on market $222,200 Active 44 DOM
3. 2026-06-16
   days on market $222,200 Active 43 DOM
4. 2026-06-15
   days on market $222,200 Active 42 DOM
5. 2026-06-13
   days on market $222,200 Active 40 DOM
6. 2026-06-09
   days on market $222,200 Active 36 DOM
7. 2026-06-08
   days on market $222,200 Active 35 DOM
8. 2026-06-07
   days on market $222,200 Active 34 DOM
9. 2026-06-04
   days on market $222,200 Active 31 DOM
10. 2026-06-03
    days on market $222,200 Active 30 DOM
11. 2026-06-02
    pricedays on market $222,200 Active 29 DOM
12. 2026-06-01
    days on market $225,600 Active 28 DOM
13. 2026-05-31
    days on market $225,600 Active 27 DOM
14. 2026-05-04
    listed $229,000 Active 349-char remark
15. 2022-11-09
    historical
16. 2021-10-25
    soldstatus
17. 2011-04-27
    soldstatus
18. 2011-04-25
    soldstatus Closed 449-char remark

    Show marketing remark (449 chars)

    Investor special!! Currently leased for $895 through December 2011.Nice 3 bedroom, 2 bath with 2 car garage located near Jim Miller and Lake June Rd. with easy access to C F Hawn within walking distance of elementary school and about a mile to Lake June DART station has been freshly painted features a large den plus formal living and dining areas, spacious kitchen with gas stove, wood floors throughout, ceiling fans and fenced, tree shaded yard.

19. 2011-04-14
    status Pending 449-char remark

    Show marketing remark (449 chars)

    Investor special!! Currently leased for $895 through December 2011.Nice 3 bedroom, 2 bath with 2 car garage located near Jim Miller and Lake June Rd. with easy access to C F Hawn within walking distance of elementary school and about a mile to Lake June DART station has been freshly painted features a large den plus formal living and dining areas, spacious kitchen with gas stove, wood floors throughout, ceiling fans and fenced, tree shaded yard.

20. 2010-11-09
    listed $57,000 Active 449-char remark

    Show marketing remark (449 chars)

    Investor special!! Currently leased for $895 through December 2011.Nice 3 bedroom, 2 bath with 2 car garage located near Jim Miller and Lake June Rd. with easy access to C F Hawn within walking distance of elementary school and about a mile to Lake June DART station has been freshly painted features a large den plus formal living and dining areas, spacious kitchen with gas stove, wood floors throughout, ceiling fans and fenced, tree shaded yard.

21. 2007-06-13
    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: $5,214 · $435/mo
• Projected year-2 tax: $5,214 · $435/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,047
• − Mortgage interest: −$12,447
• − Property taxes: −$5,214
• − Insurance: −$1,111
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$6,464
• Taxable loss: −$6,716
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $-1,279/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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+289.8% since first listed

10 events — show timeline

• 2026-06-02 Price Changed $222,200 NTREIS
• 2026-05-22 Price Changed $225,600 NTREIS
• 2026-05-04 Listed $229,000 NTREIS
• 2022-11-09 Rental Removed — RENT.
• 2021-10-25 Sold (Public Records) — Public Records
• 2011-04-27 Sold (Public Records) — Public Records
• 2011-04-25 Sold (MLS) — NTREIS
• 2011-04-14 Pending — NTREIS
• 2010-11-09 Listed $57,000 NTREIS
• 2007-06-13 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $5,214 · -0.4% YoY. Source: county tax records.