1203 Whitecreek Dr · Glenn Heights, TX 75154

$250,000

4 bd · 2.5 ba · 2,704 sqft · SingleFamily public records · 83 Days on market

Built 2005 6,578 sqft lot $92/sqft · 24% below area Est $328k · 24% under $33/mo HOA · 1% of rent

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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).

• Cash flow +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.5/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.5-bath home perfectly located in a highly sought-after neighborhood! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 6,578 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Glenn Heights — 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 60/100 on livability (#1,051 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 565 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($100k/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 $8k 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 83 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 3.2% 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 $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 6.8

CMA / ARV

• ARV (median comp): $327,720
• List price: $250,000
• Delta: -23.72%
• 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
1121 Bradford Dr	0.08mi	4/2.5	2,618 (-3%)	8mo	$249,900	$95	84
1207 Whitecreek Dr	0.02mi	4/2.5	2,455 (-9%)	8mo	$327,000	$133	77
1815 High Meadow St	0.22mi	4/2.5	2,692 (-0%)	22mo	$380,000	$141	71
1219 Glencoe Dr	0.09mi	5/3.5 (+1)	2,640 (-2%)	15mo	$350,000	$133	70
1808 High Meadow St	0.18mi	4/2.5	2,441 (-10%)	7mo	$320,000	$131	70
1922 High Meadow St	0.28mi	4/2.5	3,065 (+13%)	4mo	$375,000	$122	62
2010 Gardenridge Dr	0.36mi	4/2.5	2,644 (-2%)	23mo	$375,000	$142	60
1819 High Meadow St	0.23mi	4/2.5	2,989 (+10%)	14mo	$369,000	$123	60
1246 Yukon Dr	0.48mi	4/2.5	2,336 (-14%)	2mo	$259,900	$111	53
2018 Gardenridge Dr	0.40mi	5/3.0 (+1)	2,544 (-6%)	16mo	$361,000	$142	51
1408 Bobwhite Trl	0.66mi	5/3.0 (+1)	2,703 (-0%)	20mo	$360,000	$133	46
904 Blue Quail Run	0.68mi	4/3.5	2,876 (+6%)	14mo	$337,500	$117	42

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,481
• Equity at exit: $37,276

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $10,801
• Equity at exit: $21,615

Cash invested: $70,000 (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 75154

• Home prices YoY: -18.5%
• Rents YoY: 3.0%
• Active inventory: 565
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,077 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$657 /mo · $7,880/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $326

Break-even live

Break-even rent $2,664

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Fleming Ct Glenn Heights, TX	5.0	3.5	3655	$3,495	$0.96	1d	1	0.18mi
2002 Bentwood Dr Glenn Heights, TX	4.0	2.5	3168	$2,720	$0.86	10d	1	0.28mi
900 Grouse Rd Glenn Heights, TX	3.0	2.0	1752	$2,300	$1.31	44d	1	0.74mi
73 Palouse St Red Oak, TX	4.0	3.0	2097	$2,950	$1.41	19d	1	1.19mi
169 Yale Ave Red Oak, TX	4.0	2.0	2001	$2,750	$1.37	24d	1	1.39mi
154 Northwestern Ave Red Oak, TX	4.0	2.0	2014	$2,449	$1.22	44d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 37 events

1. 2026-06-17
   status $250,000 Pending 83 DOM
2. 2026-06-17
   days on market $250,000 Active Option Contract 83 DOM
3. 2026-06-16
   days on market $250,000 Active Option Contract 82 DOM
4. 2026-06-15
   days on market $250,000 Active Option Contract 81 DOM
5. 2026-06-13
   days on market $250,000 Active Option Contract 79 DOM
6. 2026-06-13
   days on market $250,000 Active Option Contract 78 DOM
7. 2026-06-09
   days on market $250,000 Active Option Contract 75 DOM
8. 2026-06-08
   days on market $250,000 Active Option Contract 74 DOM
9. 2026-06-07
   statusdays on market $250,000 Active Option Contract 73 DOM
10. 2026-06-04
    days on market $250,000 Active 70 DOM
11. 2026-06-03
    days on market $250,000 Active 69 DOM
12. 2026-06-02
    days on market $250,000 Active 68 DOM
13. 2026-06-01
    days on market $250,000 Active 67 DOM
14. 2026-05-31
    days on market $250,000 Active 66 DOM
15. 2026-04-30
    price $250,000 250-char remark

    Show marketing remark (250 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home perfectly located in a highly sought-after neighborhood! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

16. 2026-04-22
    status Active 250-char remark

    Show marketing remark (250 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home perfectly located in a highly sought-after neighborhood! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

17. 2026-04-06
    historical Active Option Contract 250-char remark

    Show marketing remark (250 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home perfectly located in a highly sought-after neighborhood! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

18. 2026-03-25
    listed $260,000 Active 250-char remark

    Show marketing remark (250 chars)

    Welcome to this spacious 4-bedroom, 2.5-bath home perfectly located in a highly sought-after neighborhood! To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

19. 2025-08-06
    price $325,000
20. 2025-06-12
    status Active
21. 2025-06-11
    historical Active Option Contract
22. 2025-04-28
    listed $330,000 Active
23. 2025-04-10
    historical
24. 2025-03-24
    price $320,000
25. 2025-02-04
    price $100,000
26. 2024-12-16
    listed $163,451 Active
27. 2024-05-30
    price $324,900
28. 2024-05-22
    price $339,900
29. 2024-05-07
    listed $344,900 Active
30. 2023-12-07
    status Pending
31. 2023-12-01
    historical Active Option Contract
32. 2023-12-01
    historical
33. 2023-11-27
    price $329,900
34. 2023-11-09
    price $335,000
35. 2023-11-09
    listed $329,900 Active
36. 2011-08-19
    historical
37. 2011-04-20
    listed $126,000 Active

ⓘ 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: $7,880 · $657/mo
• Projected year-2 tax: $7,880 · $657/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 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,929
• − Mortgage interest: −$14,004
• − Property taxes: −$7,880
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable income: $218
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $3,863/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 — Glenn Heights

• Score: 60/100
• State rank: #1051
• US rank: #18686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenn Heights, TX
• County: Ellis County · 199,237 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,516
• Household income: $100,388
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 1081.0

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 0.69)
• Race & ethnicity: White 39% Black 30% Hispanic / Latino 27% Two or more races 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18%

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: ▼ -67.06%
• Current HPI: 294.5836
• Rent YoY: ▲ 2.99%
• 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

+98.4% since first listed

23 events — show timeline

• 2026-04-30 Price Changed $250,000 NTREIS
• 2026-04-22 Relisted — NTREIS
• 2026-04-06 Contingent — NTREIS
• 2026-03-25 Listed $260,000 NTREIS
• 2025-08-06 Price Changed $325,000 NTREIS
• 2025-06-12 Relisted — NTREIS
• 2025-06-11 Contingent — NTREIS
• 2025-04-28 Listed $330,000 NTREIS
• 2025-04-10 Listing Removed — NTREIS
• 2025-03-24 Price Changed $320,000 NTREIS
• 2025-02-04 Price Changed $100,000 NTREIS
• 2024-12-16 Listed $163,451 NTREIS
• 2024-05-30 Price Changed $324,900 NTREIS
• 2024-05-22 Price Changed $339,900 NTREIS
• 2024-05-07 Listed $344,900 NTREIS
• 2023-12-07 Pending — NTREIS
• 2023-12-01 Contingent — NTREIS
• 2023-12-01 Listing Removed — NTREIS
• 2023-11-27 Price Changed $329,900 NTREIS
• 2023-11-09 Price Changed $335,000 NTREIS
• 2023-11-09 Listed $329,900 NTREIS
• 2011-08-19 Listing Removed — NTREIS
• 2011-04-20 Listed $126,000 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $7,880 · +7.3% YoY. Source: county tax records.