3626 Sagauro Dr

Grand Prairie, TX 75052

$495,990F

4 bd · 3.0 ba · 2,218 sqft · Built 2026 · Land · Pending · 50 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,666/mo
• Mortgage (P&I): −$2,601
• Tax + insurance: −$827
• HOA: −$67
• Vac / Maint / Mgmt: −$560
• Net cashflow: $-1,388/mo
• Annual: $-16,658/yr
• Cap rate: 2.93%
• Cash-on-cash: -11.99%
• DSCR: 0.47
• 1% rule: 0.54%
• Cash to close: $138,877

Investor read

• This is a 4-bed/3.0-bath land listed at $496k. Condition is rated poor.
• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (46.2% below list).
• It's been on market 50 days — a 3% lower offer ($481k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $267k (46.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Location reads 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 290 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 3 sale attempts 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.
• This rent runs 36% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• It's been on market 50 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — No photos of the roof.
• Major: exterior siding — No photos of the exterior siding.
• Major: interior walls/paint — No photos of the interior walls/paint.
• Major: windows — No photos of the windows.
• Major: HVAC/mechanicals — No photos of the HVAC/mechanicals.
• Major: landscaping — No photos of the landscaping/curb appeal.