304 Bennett Cir · DeSoto, TX 75115

$215,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 14 Days on market

Built 1971 8,320 sqft lot $137/sqft · 11% below area Est $241k · 11% 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 +12.4/15.0
• Cash flow +11.7/30.0
• 1% rule +4.8/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors. Great bones on a large established lot with pool. Home is being sold AS IS by family of the owner. Only serious offers will be considered. No sellers disclosure or survey available. Calling for HIGHEST and BEST by Friday at 5 p. m. !!!!

Key facts

• Pool
• 8,320 sq ft lot
• 2 garage spots

Tags

• LARGE ESTABLISHED LOT
• POOL

Property features AI

Finance

• Other: Property is listed for sale under an exclusive right to sell agreement; Exclusions: minerals
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Attached garage; Covered parking for 2 vehicles; 2-car garage (approximately 19' wide by 26' long)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Composition roof; Built in 1971
• Exterior features: Gunite pool with fence

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Two living areas; One dining area; Total room count: 5; One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-63 ($-760/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (2.0% below list).
• Recommended offer: $204k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.4% in DeSoto — 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 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: The Meadows El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 369 students, 72% FRL).
• Market conditions: Rents soft (-2.6%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,805 (5.2% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

• ARV (median comp): $241,329
• List price: $215,000
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Rickey Canyon Ave	0.07mi	3/2.5	1,539 (-2%)	5mo	$325,000	$211	87
353 Brook Hollow Dr	0.60mi	3/2.0	1,608 (+2%)	1mo	$267,000	$166	67
713 Hilltop Cir	0.50mi	3/2.0	1,479 (-6%)	2mo	$365,000	$247	65
422 Brookview Dr	0.71mi	3/2.0	1,552 (-1%)	1mo	$245,000	$158	64
500 Hidden Meadow Ct	0.39mi	3/2.0	1,735 (+10%)	2mo	$240,000	$138	62
600 N Young Blvd	0.74mi	3/2.0	1,605 (+2%)	3mo	$175,000	$109	59
522 Jeff Grimes Blvd	0.38mi	3/2.0	1,732 (+10%)	7mo	$295,000	$170	59
609 Dennis Dr	0.73mi	3/2.0	1,664 (+6%)	1mo	$239,900	$144	55
113 Brook Hollow Dr	0.43mi	3/2.0	1,805 (+15%)	2mo	$285,500	$158	53
412 Brook Hollow Cir	0.64mi	3/2.0	1,693 (+8%)	6mo	$315,000	$186	52
344 Brook Hollow Dr	0.62mi	3/2.0	1,722 (+10%)	7mo	$230,000	$134	49
328 E Pleasant Run Rd	0.68mi	3/2.0	1,788 (+14%)	3mo	$299,999	$168	43

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-44,868
• Equity at exit: $32,057

10-year hold

• IRR: -28.8%
• Equity multiple: -0.12×
• Total profit: $-67,392
• Equity at exit: $18,589

Cash invested: $60,200 (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 75115

• Rents YoY: -2.6%
• Active inventory: 472
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$510 /mo · $6,125/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-63

Break-even live

Break-even rent $2,187

Max offer price $203,805

Occupancy floor 98%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 E Lanett Dr Desoto, TX	3.0	2.0	1822	$2,385	$1.31	44d	1	0.30mi
518 N Hampton Rd Desoto, TX	1.0–3.0	1.0–1.5	850	$1,610	$1.89	44d	1	0.30mi
524 E Lanett Dr Desoto, TX	3.0	3.5	1908	$2,320	$1.22	44d	1	0.31mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,931	$1.27	25d	1	0.44mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,835	$1.21	21d	1	0.44mi
514 E Belt Line Rd Unit B13 DeSoto, TX	2.0	1.5	1106	$1,550	$1.40	25d	1	0.55mi
629 N Parks Dr Desoto, TX	3.0	2.0	2145	$2,500	$1.17	44d	1	0.68mi
816 Red Bud Dr Desoto, TX	2.0	1.5	1216	$1,350	$1.11	44d	1	0.68mi
616 Havencrest Dr Desoto, TX	3.0	2.5	1855	$2,350	$1.27	22d	1	0.75mi
419 Buckingham Pl Desoto, TX	3.0	2.0	2245	$2,071	$0.92	3d	1	0.78mi
426 Newcastle Dr DeSoto, TX	3.0	2.5	1834	$1,600	$0.87	5d	1	0.84mi
101 Streamside Dr Unit A1 DeSoto, TX	3.0	2.0	1450	$2,070	$1.43	4d	1	0.85mi
912 Oak Trl Desoto, TX	3.0	2.0	1722	$2,000	$1.16	7d	1	0.86mi
100 Streamside Dr Desoto, TX	3.0	2.0	1371	$1,925	$1.40	22d	1	0.88mi
207 Evelyn St Desoto, TX	3.0	2.0	1592	$1,900	$1.19	44d	1	0.90mi
216 Wesley Dr Desoto, TX	4.0	2.0	1769	$2,299	$1.30	22d	1	0.93mi
221 Connie Dr Desoto, TX	3.0	2.0	1755	$2,095	$1.19	5d	1	0.96mi
508 Nora Ln Desoto, TX	3.0	2.0	1837	$2,125	$1.16	44d	1	0.97mi
334 Lisa Ln Unit 1019597P DeSoto, TX	4.0	3.0	2023	$16,361	$8.09	22d	1	1.03mi
334 Lisa Ln Desoto, TX	4.0	3.0	2034	$9,750	$4.79	25d	1	1.03mi
827 Ash Grove Ln Unit 829 DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	5d	1	1.06mi
829 Ash Grove Ln DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	7d	1	1.07mi
831 Ash Grove Ln Desoto, TX	3.0	2.0	1954	$1,975	$1.01	7d	1	1.08mi
632 Mockingbird Ln Desoto, TX	3.0	2.0	1783	$2,400	$1.35	7d	1	1.08mi
1204 Laurie Ave Desoto, TX	4.0	2.0	2104	$2,895	$1.38	15d	1	1.13mi
816 Woodridge Dr Desoto, TX	4.0	2.0	1922	$2,988	$1.55	44d	1	1.14mi
829 Hunters Creek Dr Desoto, TX	3.0	2.0	2187	$2,500	$1.14	44d	1	1.14mi
511 Amber Ln Desoto, TX	3.0	2.0	1353	$2,200	$1.63	25d	1	1.16mi
921 Cedar Ridge Dr Unit 919 DeSoto, TX	3.0	2.0	1700	$2,150	$1.26	3d	1	1.17mi
801 S Polk St Desoto, TX	1.0–3.0	1.0–2.0	1086	$2,252	$2.07	1d	28	1.29mi
828 Haverford Ln Desoto, TX	3.0	2.0	1394	$2,000	$1.43	7d	1	1.29mi
720 Nora Ln Desoto, TX	3.0	2.0	1733	$1,950	$1.13	4d	1	1.32mi
160 N Crestwood Blvd Desoto, TX	3.0	2.0	1934	$1,850	$0.96	7d	1	1.34mi
144 N Crestwood Blvd Desoto, TX	3.0	2.0	1556	$1,900	$1.22	44d	1	1.34mi
1105 Cedar Ridge Dr Desoto, TX	3.0	2.0	1848	$1,905	$1.03	3d	1	1.35mi
821 S Polk St Desoto, TX	1.0–3.0	1.0–2.0	1029	$2,494	$2.42	1d	18	1.37mi
114 Shadybrook Dr DeSoto, TX	3.0	2.0	1350	$2,000	$1.48	44d	1	1.39mi
127 N Crestwood Blvd Desoto, TX	3.0	2.0	1800	$2,100	$1.17	44d	1	1.39mi
120 Shadybrook Dr Desoto, TX	3.0	2.0	1548	$1,975	$1.28	25d	1	1.40mi
726 Cottonwood Cir Desoto, TX	3.0	2.0	1900	$2,350	$1.24	44d	1	1.40mi

Listing history 2 events

1. 2026-05-17
   status Pending 262-char remark
2. 2026-05-01
   listed $215,000 Active 262-char remark

ⓘ 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: $6,125 · $510/mo
• Projected year-2 tax: $6,125 · $510/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,277
• − Mortgage interest: −$12,043
• − Property taxes: −$6,125
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$6,255
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $263/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: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,612,404 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1867.0

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 Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• 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

2 events — show timeline

• 2026-05-17 Pending — NTREIS
• 2026-05-01 Listed $215,000 NTREIS

Property tax history

+4.3%/yr

Latest (2025): $6,125 · +7.1% YoY. Source: county tax records.