7947 Habersham Ln · Dallas, TX 75248

$100,000

5 bd · 4.0 ba · 2,966 sqft · MultiFamily public records · 8 Days on market

Built 1966 ↓ 47% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Why a starting bid of $100,000? Simple fact, I do not know what you are willing to pay until you tell me. Whether you’re looking for a spacious multi-generational layout or a brilliant -house-hacking - investment where your tenant pays your mortgage, this property is outside the traditional box. Exemplary parking compared to many Dallas neighborhoods. .. Highlights, Private backyards, updated kitchens, a quiet tree-lined street, and garage parking. It's the neighborhood feel you want, without being boxed into a massive complex. Garage and back door parking is a bonus. Set Your Own Rate: Example ROI Breakdown, Calculate the power of your own investment. With a potential stabilized gros

Key facts

• Garage parking
• Updated kitchens
• Private backyards

Tags

• PRIVATE BACKYARDS
• UPDATED KITCHENS
• QUIET TREE-LINED STREET
• GARAGE PARKING

Property features AI

Finance

• Other: Listing accepts 1031 Exchange, Cash, Conventional, Fixed, Special Funding, Submit, Other
• Financial info: Property listed as residential income; Duplex with 2 units; Gross annual income reported: $51,600; Insurance expense listed: $13,000
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Garage faces side
• Utilities: City water; City sewer; No municipal utility district
• Home design: Duplex (residential income); One-and-a-half story; Built in 1966
• Construction: Brick and siding exterior; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: No subdivision/will not subdivide; Corner property (directions indicate corner of Coit Rd. and Habersham Ln.)

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: 5 bedrooms
• Flooring: Other flooring (unspecified)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air; Electric heating; Electric cooling; Ceiling fans
• Interior features: One-and-a-half story interior layout; Other interior features (unspecified)

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $584,489 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $-921 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Cap rate 4.4% 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: crime 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: Spring Creek El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 414 students, 23% FRL) — zoned schools average 23% FRL vs 54% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 42% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Richardson ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 262 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,947/mo this rent would consume 47% of the median local household income ($100k/yr) (locally 1325% 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 $18k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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: property tax is 8.8% 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 $100,000

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 1966 — 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. 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 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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $584,489
• List price: $100,000
• Delta: -34.04%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.01×
• Total profit: $-162,592
• Equity at exit: $87,149

10-year hold

• IRR: -48.0%
• Equity multiple: -0.55×
• Total profit: $-253,147
• Equity at exit: $50,536

Cash invested: $163,657 (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 75248

• Rents YoY: 0.6%
• Active inventory: 262
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,947 high
• Mortgage (P&I): −$3,065
• Tax est. 1.5%: −$731 /mo · $8,767/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $-921

Break-even live

Break-even rent $5,113

Max offer price $451,198

Occupancy floor —

Sensitivity live

Price	-10% $-517	-5% $-719	+0% $-921	+5% $-1,123	+10% $-1,325
Rent	-10% $-1,233	-5% $-1,077	+0% $-921	+5% $-765	+10% $-609
Rate	-1.0pp $-627	-0.5pp $-772	base $-921	+0.5pp $-1,073	+1.0pp $-1,227

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,946
Total (2 units)			$3,947

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: $146,122
• Closing costs: $17,535
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 N Cottonwood Dr Richardson, TX	4.0	3.0	1970	$3,395	$1.72	44d	1	0.19mi
15641 Terrace Lawn Cir Dallas, TX	4.0	2.0	2208	$3,400	$1.54	25d	1	0.76mi
1308 Glen Cove Dr Richardson, TX	6.0	3.5	3100	$9,750	$3.15	44d	1	0.92mi
14922 Hillcrest Rd Dallas, TX	4.0	3.5	2645	$3,795	$1.43	21d	1	0.96mi
15655 Regal Hill Cir Dallas, TX	4.0	3.0	2622	$4,495	$1.71	44d	1	0.99mi
7405 Alto Caro Dr Dallas, TX	4.0	2.5	1992	$2,800	$1.41	19d	1	1.08mi
1007 Newberry Dr Unit 1 Richardson, TX	4.0	2.0	2036	$2,395	$1.18	25d	1	1.11mi
7814 La Manga Dr Dallas, TX	4.0	2.5	2600	$3,000	$1.15	16d	1	1.13mi
7851 La Cabeza Dr Unit 1029764P Dallas, TX	4.0	2.0	2249	$16,151	$7.18	22d	1	1.21mi
7851 La Cabeza Dr Dallas, TX	4.0	2.0	2255	$10,500	$4.66	44d	1	1.21mi
7414 Authon Dr Dallas, TX	5.0	3.0	2394	$10,950	$4.57	44d	1	1.33mi
13607 Rolling Hills Ln Dallas, TX	4.0	2.5	2179	$2,900	$1.33	0d	1	1.38mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 8 DOM
2. 2026-06-17
   days on market $100,000 Active 7 DOM
3. 2026-06-16
   days on market $100,000 Active 6 DOM
4. 2026-06-15
   days on market $100,000 Active 5 DOM
5. 2026-06-13
   pricedays on marketlisting id $100,000 Active 3 DOM
6. 2026-06-09
   days on market $385,500 Active 42 DOM
7. 2026-06-08
   days on market $385,500 Active 41 DOM
8. 2026-06-07
   days on market $385,500 Active 40 DOM
9. 2026-06-04
   days on market $385,500 Active 37 DOM
10. 2026-06-03
    days on market $385,500 Active 36 DOM
11. 2026-06-02
    days on market $385,500 Active 35 DOM
12. 2026-06-01
    days on market $385,500 Active 34 DOM
13. 2026-05-31
    days on market $385,500 Active 33 DOM
14. 2026-04-28
    listed $400,000 Active 823-char remark
15. 2026-04-28
    historical
16. 2026-04-03
    price $100,000
17. 2026-03-31
    price $525,000
18. 2026-03-26
    price $575,000
19. 2026-03-13
    listed $599,000 Active
20. 2022-06-22
    price $1,895
21. 2004-06-14
    soldstatus
22. 2004-06-07
    soldstatus
23. 2004-05-07
    historical
24. 2004-04-15
    listed $189,900
25. 1996-08-23
    soldstatus

ⓘ 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 · 24 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: $47,364
• − Mortgage interest: −$32,740
• − Property taxes: −$8,767
• − Insurance: −$2,922
• − Repairs & maintenance: −$3,789
• − Management: −$3,789
• − Depreciation: −$17,003
• Taxable loss: −$21,648
• Est. tax savings @ 24.0%: +$5,195
• After-tax cash flow: $-5,858/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 — 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): 38,459
• Household income: $100,414
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1325.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 16% Black 11% Two or more races 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -341.58%
• Current HPI: 324.8742
• Rent YoY: ▲ 0.61%
• 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

-47.3% since first listed

15 events — show timeline

• 2026-06-10 Listing Removed — NTREIS
• 2026-06-10 Listed $100,000 NTREIS
• 2026-05-26 Price Changed $385,500 NTREIS
• 2026-04-28 Listing Removed — NTREIS
• 2026-04-28 Listed $400,000 NTREIS
• 2026-04-03 Price Changed $100,000 NTREIS
• 2026-03-31 Price Changed $525,000 NTREIS
• 2026-03-26 Price Changed $575,000 NTREIS
• 2026-03-13 Listed $599,000 NTREIS
• 2022-06-22 Price Changed $1,895 RENT.
• 2004-06-14 Sold (Public Records) — Public Records
• 2004-06-07 Sold (MLS) — NTREIS
• 2004-05-07 Listing Removed — NTREIS
• 2004-04-15 Listed $189,900 NTREIS
• 1996-08-23 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $10,591 · -0.2% YoY. Source: county tax records.