4101 Esters Rd #111 · Irving, TX 75038

$90,000

1 bd · 1.0 ba · 485 sqft · Condo · 157 Days on market

Built 1984 Good condition $186/sqft · 27% below area Est $123k · 27% under $350/mo HOA · 32% of rent

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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 +15.0/15.0
• Cash flow +7.9/30.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0

Key facts

• $350 HOA
• Built 1984
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (15.4% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $76k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.6% in Irving — 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 80/100 on livability (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnston El (math 12% / reading 18%, grade F, #4,005 of 4,322 statewide, top 93%, 798 students, 87% FRL); Crockett Middle (math 15% / reading 24%, grade F, #1,445 of 1,662 statewide, top 88%, 888 students, 82% FRL); Macarthur H S (math 29% / reading 29%, grade F, #1,147 of 1,632 statewide, top 71%, 2,586 students, 80% FRL).
• Market conditions: Rents flat; 209 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 157 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,107 (15.4% 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 157 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 6.8

CMA / ARV

• ARV (median comp): $122,857
• List price: $90,000
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4101 Esters Rd	0.00mi	1/1.0	485 (0%)	45mo	$115,000	$237	80
4113 Esters Rd #617	0.01mi	1/1.0	483 (-0%)	53mo	$110,000	$228	79
4113 Esters Rd #618	0.01mi	1/1.0	493 (+2%)	56mo	$115,000	$233	77
4115 Esters Rd #707	0.04mi	1/1.0	565 (+16%)	6mo	$125,000	$221	68
4103 Esters Rd #204	0.02mi	1/1.0	565 (+16%)	17mo	$150,000	$265	60
4101 Esters Rd #105	0.00mi	1/1.0	565 (+16%)	37mo	$135,000	$239	55
4103 Esters Rd #203	0.02mi	1/1.0	565 (+16%)	36mo	$129,890	$230	54
4115 Esters Rd #705	0.04mi	1/1.0	565 (+16%)	53mo	$130,000	$230	53

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.06×
• Total profit: $-23,674
• Equity at exit: $13,419

10-year hold

• IRR: -66.3%
• Equity multiple: -0.59×
• Total profit: $-39,953
• Equity at exit: $7,782

Cash invested: $25,200 (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 75038

• Home prices YoY: -1.0%
• Rents YoY: 0.0%
• Active inventory: 209
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$350
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-96

Break-even live

Break-even rent $1,230

Max offer price $76,107

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-65	+0% $-96	+5% $-127	+10% $-158
Rent	-10% $-184	-5% $-140	+0% $-96	+5% $-52	+10% $-8
Rate	-1.0pp $-51	-0.5pp $-73	base $-96	+0.5pp $-119	+1.0pp $-143

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listing is active and listed with Great Western RealtyPhotos available (22)
• Financial info: Treat as clear loan typeNo second mortgage indicated
• HOA & community: Mandatory associationMonthly association fee of $350Association fees cover water, sewer, and full use of facilitiesHOA managed by Classic Property Management (817-640-2064)

Exterior

• Parking: Assigned parking
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Residential condominiumOne storyProperty is not attached
• Construction: Built in 1984
• Exterior features: Less than 0.5 acre lotSubdivision: Oaks On The Ridge CondoUse GPS for directions (off Esters)

Interior

• Kitchen: No appliances included
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Decorative lightingHigh-speed internet availableOne living areaTwo total rooms
• Laundry & utility: No washer/dryer information provided

HOA detail $350/mo · $4,200/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $90,000 Active 157 DOM
2. 2026-11-07
   days on market $90,000 Active 156 DOM
3. 2026-11-06
   days on market $90,000 Active 155 DOM
4. 2026-11-05
   days on market $90,000 Active 154 DOM
5. 2026-11-04
   days on market $90,000 Active 153 DOM
6. 2026-11-02
   days on market $90,000 Active 151 DOM
7. 2026-11-01
   days on market $90,000 Active 150 DOM
8. 2026-10-31
   days on market $90,000 Active 149 DOM
9. 2026-10-30
   days on market $90,000 Active 148 DOM
10. 2026-10-29
    days on market $90,000 Active 147 DOM
11. 2026-10-28
    days on market $90,000 Active 146 DOM
12. 2026-10-27
    days on market $90,000 Active 145 DOM
13. 2026-10-26
    days on market $90,000 Active 144 DOM
14. 2026-10-25
    days on market $90,000 Active 143 DOM
15. 2026-10-24
    days on market $90,000 Active 142 DOM
16. 2026-10-23
    days on market $90,000 Active 141 DOM
17. 2026-10-22
    days on market $90,000 Active 140 DOM
18. 2026-10-21
    days on market $90,000 Active 139 DOM
19. 2026-10-20
    days on market $90,000 Active 138 DOM
20. 2026-10-19
    days on market $90,000 Active 137 DOM
21. 2026-10-18
    days on market $90,000 Active 136 DOM
22. 2026-10-17
    days on market $90,000 Active 135 DOM
23. 2026-10-16
    days on market $90,000 Active 134 DOM
24. 2026-10-15
    days on market $90,000 Active 133 DOM
25. 2026-10-14
    days on market $90,000 Active 132 DOM
26. 2026-10-13
    days on market $90,000 Active 131 DOM
27. 2026-10-12
    days on market $90,000 Active 130 DOM
28. 2026-10-11
    days on market $90,000 Active 129 DOM
29. 2026-10-10
    days on market $90,000 Active 128 DOM
30. 2026-10-09
    days on market $90,000 Active 127 DOM
31. 2026-10-08
    days on market $90,000 Active 126 DOM
32. 2026-10-07
    days on market $90,000 Active 125 DOM
33. 2026-10-06
    days on market $90,000 Active 124 DOM
34. 2026-10-05
    days on market $90,000 Active 123 DOM
35. 2026-10-04
    days on market $90,000 Active 122 DOM
36. 2026-10-04
    days on market $90,000 Active 121 DOM
37. 2026-10-02
    days on market $90,000 Active 120 DOM
38. 2026-10-01
    days on market $90,000 Active 119 DOM
39. 2026-09-30
    days on market $90,000 Active 118 DOM
40. 2026-09-29
    days on market $90,000 Active 117 DOM
41. 2026-09-28
    days on market $90,000 Active 116 DOM
42. 2026-09-27
    days on market $90,000 Active 115 DOM
43. 2026-09-26
    days on market $90,000 Active 114 DOM
44. 2026-09-25
    days on market $90,000 Active 113 DOM
45. 2026-09-24
    days on market $90,000 Active 112 DOM
46. 2026-09-23
    days on market $90,000 Active 111 DOM
47. 2026-09-22
    days on market $90,000 Active 110 DOM
48. 2026-09-21
    days on market $90,000 Active 109 DOM
49. 2026-09-20
    days on market $90,000 Active 108 DOM
50. 2026-09-19
    days on market $90,000 Active 107 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $13,306
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − HOA: −$4,200
• − Depreciation: −$2,618
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $-556/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $2,425–$7,275 screening

This townhouse is in good condition with minimal repairs needed. It offers a good starting point for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing kitchen cabinets for better functionality — Improved organization increases usability and visual appeal. ↑
• Both Upgrading light fixtures for energy efficiency and modern look — Energy-efficient fixtures reduce utility costs and improve aesthetics. ↑
• Both Landscaping improvements around the entrance — Enhanced landscaping increases curb appeal and property value. ↑
• Both Adding smart home features for convenience and energy savings — Smart home features improve convenience and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Johnston El F TX #4,005/4,322 Nat'l #36,250/41,679 Middle Houston Middle F TX #1,200/1,662 Nat'l #9,979/14,009 High Macarthur H S F TX #1,147/1,632 Nat'l #11,621/17,239

Schools (NCES district)

• District: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 of 826 in TX

A Composite livability gradescore 80/100

Livability — Irving

• Score: 80/100
• State rank: #45
• US rank: #1913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irving, TX
• County: Dallas County · 2,979,839 people
• City population: 258,488
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,755
• Household income: $68,990
• Rent vs Own: 80.4% rent · 19.6% own
• Severe rent burden: 10% 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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 33% Asian 27% Hispanic / Latino 21% White 16% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Languages at home: 48% English-only · Spanish 17% Other Indo-European 16% Other Asian/Pacific 7%

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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: ▼ -3.12%
• Current HPI: 295.2528
• Rent YoY: ▬ 0.04%
• 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

• Other: Listing is active and listed with Great Western RealtyPhotos available (22)
• Financial info: Treat as clear loan typeNo second mortgage indicated
• HOA & community: Mandatory associationMonthly association fee of $350Association fees cover water, sewer, and full use of facilitiesHOA managed by Classic Property Management (817-640-2064)

Exterior

• Parking: Assigned parking
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Residential condominiumOne storyProperty is not attached
• Construction: Built in 1984
• Exterior features: Less than 0.5 acre lotSubdivision: Oaks On The Ridge CondoUse GPS for directions (off Esters)

Interior

• Kitchen: No appliances included
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Decorative lightingHigh-speed internet availableOne living areaTwo total rooms
• Laundry & utility: No washer/dryer information provided

Price history

1 event — show timeline

• 2026-06-01 Listed $110,000 NTREIS