4618 Country Creek Dr #1180 · Dallas, TX 75236

$69,990

1 bd · 1.0 ba · 548 sqft · Condo public records · 53 Days on market

Built 1974 $128/sqft · 25% below area Est $94k · 25% under $218/mo HOA · 21% of rent ↓ 7% since listing

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Why this score? — see what drove the C 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 +14.9/30.0
• 1% rule +10.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATRION LOCATION LOCATION! Welcome to your beautifully updated condo in a prime Dallas location! This charming 1 Bed 1 Bath unit is truly move in ready. Enjoy a freshly painted interior throughout the home, and cabinets freshly painted. Immaculate condominium nestled in a private corner of the property that provides silence and solitude. Luxurious vinyl plank flooring throughout the house and NO CARPET. This well-maintained and move-in ready condo offers comfortable, low-maintenance living in a convenient location. Step inside to a bright and inviting living area with an open layout that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. The spacious bedroom provides a relaxing retreat with ample closet space, while the bathroom is thoughtfully designed for functionality. Ideal for first-time buyers, downsizers, or investors looking for a great opportunity. Located near major highways, shopping, dining, and entertainment, this home offers easy access to everything Dallas has to offer. Don’t miss out—schedule your showing today!

Key facts

• Updated condo
• Private corner
• Ample closet space

Tags

• UPDATED CONDO
• FRESHLY PAINTED INTERIOR
• PRIVATE CORNER
• LUXURIOUS VINYL PLANK FLOORING
• OPEN LAYOUT
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $21 ($251/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (+1.7%/yr); 46 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 of loan paydown is wiped out by about $2k 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 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; HOA is 21% of rent.
• 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 $67,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.50% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $93,547
• List price: $69,990
• Delta: -25.18%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-11,108
• Equity at exit: $10,436

10-year hold

• IRR: -11.4%
• Equity multiple: 0.37×
• Total profit: $-12,339
• Equity at exit: $6,051

Cash invested: $19,597 (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 75236

• Home prices YoY: -6.5%
• Rents YoY: 1.7%
• Active inventory: 46
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$29
• HOA: −$218
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $21

Break-even live

Break-even rent $1,022

Max offer price $69,990

Occupancy floor 93%

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4630 Country Creek Dr #1219 Dallas, TX	1.0	1.0	548	$950	$1.73	43d	1	0.09mi
4540 W Kiest Blvd Unit 2017 Dallas, TX	1.0	1.0	614	$845	$1.38	24d	1	0.66mi
4753 Duncanville Rd Dallas, TX	1.0–3.0	1.0–2.0	861	$875	$1.02	10d	9	0.85mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-15
   historical Active Option Contract 1122-char remark

   Show marketing remark (1122 chars)

   LOCATRION LOCATION LOCATION! Welcome to your beautifully updated condo in a prime Dallas location! This charming 1 Bed 1 Bath unit is truly move in ready. Enjoy a freshly painted interior throughout the home, and cabinets freshly painted. Immaculate condominium nestled in a private corner of the property that provides silence and solitude. Luxurious vinyl plank flooring throughout the house and NO CARPET. This well-maintained and move-in ready condo offers comfortable, low-maintenance living in a convenient location. Step inside to a bright and inviting living area with an open layout that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. The spacious bedroom provides a relaxing retreat with ample closet space, while the bathroom is thoughtfully designed for functionality. Ideal for first-time buyers, downsizers, or investors looking for a great opportunity. Located near major highways, shopping, dining, and entertainment, this home offers easy access to everything Dallas has to offer. Don’t miss out—schedule your showing today!

2. 2026-04-29
   price $69,990 1122-char remark

   Show marketing remark (1122 chars)

   LOCATRION LOCATION LOCATION! Welcome to your beautifully updated condo in a prime Dallas location! This charming 1 Bed 1 Bath unit is truly move in ready. Enjoy a freshly painted interior throughout the home, and cabinets freshly painted. Immaculate condominium nestled in a private corner of the property that provides silence and solitude. Luxurious vinyl plank flooring throughout the house and NO CARPET. This well-maintained and move-in ready condo offers comfortable, low-maintenance living in a convenient location. Step inside to a bright and inviting living area with an open layout that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. The spacious bedroom provides a relaxing retreat with ample closet space, while the bathroom is thoughtfully designed for functionality. Ideal for first-time buyers, downsizers, or investors looking for a great opportunity. Located near major highways, shopping, dining, and entertainment, this home offers easy access to everything Dallas has to offer. Don’t miss out—schedule your showing today!

3. 2026-03-28
   listed $74,990 Active 1122-char remark

   Show marketing remark (1122 chars)

   LOCATRION LOCATION LOCATION! Welcome to your beautifully updated condo in a prime Dallas location! This charming 1 Bed 1 Bath unit is truly move in ready. Enjoy a freshly painted interior throughout the home, and cabinets freshly painted. Immaculate condominium nestled in a private corner of the property that provides silence and solitude. Luxurious vinyl plank flooring throughout the house and NO CARPET. This well-maintained and move-in ready condo offers comfortable, low-maintenance living in a convenient location. Step inside to a bright and inviting living area with an open layout that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. The spacious bedroom provides a relaxing retreat with ample closet space, while the bathroom is thoughtfully designed for functionality. Ideal for first-time buyers, downsizers, or investors looking for a great opportunity. Located near major highways, shopping, dining, and entertainment, this home offers easy access to everything Dallas has to offer. Don’t miss out—schedule your showing today!

4. 2025-11-01
   status Active
5. 2025-10-28
   historical Active Option Contract
6. 2025-09-26
   price $69,990
7. 2025-09-05
   listed $74,999 Active
8. 1990-06-25
   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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 ≥110°F today · 25 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: $12,582
• − Mortgage interest: −$3,921
• − Property taxes: −$2,318
• − Insurance: −$350
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − HOA: −$2,616
• − Depreciation: −$2,036
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $412/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): 18,963
• Household income: $49,715
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 1788.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 45% Black 39% Two or more races 15% White 12% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 65% English-only · Spanish 33% 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: ▼ -24.30%
• Current HPI: 352.6454
• Rent YoY: ▲ 1.74%
• 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

-6.7% since first listed

8 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-04-29 Price Changed $69,990 NTREIS
• 2026-03-28 Listed $74,990 NTREIS
• 2025-11-01 Relisted — NTREIS
• 2025-10-28 Contingent — NTREIS
• 2025-09-26 Price Changed $69,990 NTREIS
• 2025-09-05 Listed $74,999 NTREIS
• 1990-06-25 Sold (Public Records) — Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,318 · -7.7% YoY. Source: county tax records.