2760 Patricia Ln · Garland, TX 75041

$125,000

2 bd · 2.0 ba · 918 sqft · Townhouse public records · 4 Days on market

Built 1971 2,396 sqft lot Est $175k · 29% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very well priced for this market, this Diamond in the rough. 2 bedrooms upstairs and a full bathroom. Downstairs, you have a large living room, dining room, kitchen, half bathroom, and connections for a washer and dryer. The property is in good condition but does need a personal touch and some upgrades. Corner lot gives many opportunities for storage and entertainment. 2 carports. This townhome is well-located, close to shopping centers and major highways. The property is habitable but may need upgrades to qualify for an FHA loan. The roof was replaced 2 years. All appliances currently in home will stay, refrigerator, stove, dishwasher, washer and dryer

Key facts

• Large living room
• Dining room
• Corner lot

Tags

• CORNER LOT
• LARGE LIVING ROOM
• DINING ROOM
• CLOSE TO SHOPPING CENTERS
• CLOSE TO MAJOR HIGHWAYS
• ALL APPLIANCES WILL STAY

Property features AI

Finance

• Other: Subdivision: English Estates; Located in Dallas County, Garland ISD
• Financial info: Accepts Cash, Conventional, FHA-203K financing
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Attached townhouse; Two-story
• Construction: Built in 1971; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom (upstairs) — approximately 11 x 12; Second bedroom (upstairs) — approximately 10 x 10
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Cable TV available; Three total rooms; One living area; One dining area; Two levels

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.4% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 99 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $175,338
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 Patricia Ln	0.04mi	2/1.5	918 (0%)	11mo	$174,900	$191	87

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,338
• Equity at exit: $18,638

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $16,327
• Equity at exit: $10,808

Cash invested: $35,000 (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 75041

• Home prices YoY: -31.0%
• Rents YoY: 3.4%
• Active inventory: 99
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$656
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $224

Break-even live

Break-even rent $1,176

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2717 Patricia Ln Unit B Garland, TX	2.0	1.0	700	$1,550	$2.21	24d	1	0.06mi
2717 Patricia Ln Garland, TX	2.0	1.0	700	$1,550	$2.21	44d	1	0.06mi
2826 Wimbledon Ct Unit D Garland, TX	2.0	1.5	1040	$1,175	$1.13	21d	1	0.08mi
2822 Wimbledon Ct Unit C Garland, TX	2.0	1.5	1040	$1,200	$1.15	24d	1	0.09mi
2813 Wimbledon Ct Unit D Garland, TX	2.0	1.5	1040	$1,350	$1.30	44d	1	0.09mi
2710 Wimbledon Ct Apt B Garland, TX	2.0	1.5	1040	$1,350	$1.30	24d	1	0.10mi
2713 Wimbledon Ct Unit D Garland, TX	2.0	2.0	1040	$1,295	$1.25	15d	1	0.11mi
2802 Wimbledon Ct Apt D Garland, TX	2.0	1.5	1040	$1,150	$1.11	15d	1	0.13mi
2802 Wimbledon Ct Garland, TX	2.0	2.0	1040	$1,300	$1.25	44d	1	0.13mi
2718 Wimbledon Ct Unit C Garland, TX	2.0	1.5	1040	$1,395	$1.34	24d	1	0.13mi
2233 Huskey St Garland, TX	3.0	2.0	1040	$2,195	$2.11	44d	1	0.22mi
3033 Ballinger Dr Garland, TX	2.0	1.0	768	$1,600	$2.08	24d	1	0.26mi
1939 Cranford Dr #102 Garland, TX	2.0	1.0	900	$1,250	$1.39	44d	1	0.40mi
1935 Cranford Dr Unit 104 Garland, TX	2.0	2.0	900	$1,295	$1.44	44d	1	0.42mi
1935 Cranford Dr Unit 1939-102 Garland, TX	2.0	1.0	900	$1,250	$1.39	44d	1	0.42mi
1935 Cranford Dr Unit 1935-104 Garland, TX	2.0	2.0	900	$1,350	$1.50	44d	1	0.42mi
1713 Kirkwood Dr Garland, TX	3.0	2.0	971	$1,745	$1.80	8d	1	0.42mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	20d	1	0.49mi
2848 Beasley Dr Garland, TX	3.0	1.0	1014	$1,625	$1.60	24d	1	0.49mi
1821 Randolph Dr Garland, TX	2.0	1.0	847	$1,395	$1.65	44d	1	0.54mi
1201 Winifred Dr Garland, TX	1.0	1.0	688	$1,049	$1.52	44d	2	0.96mi
2121 S Glenbrook Dr Garland, TX	1.0–2.0	1.0–2.0	1012	$1,550	$1.53	3d	6	1.06mi
1702 Edgefield Dr Garland, TX	2.0	1.0–2.0	626	$1,470	$2.35	2d	63	1.37mi
724 W Miller Rd Garland, TX	1.0	1.0	700	$1,285	$1.84	3d	1	1.38mi
1222 S Shiloh Rd Unit S-102 Garland, TX	2.0	1.0	920	$1,200	$1.30	44d	1	1.38mi
1540 Edgefield Dr Garland, TX	1.0–2.0	1.0–2.0	775	$1,740	$2.25	3d	24	1.42mi
1425 Cedarcrest Dr Garland, TX	2.0	1.0	1064	$1,650	$1.55	24d	1	1.45mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $125,000 Pending 4 DOM
2. 2026-06-13
   remarks 661-char remark
3. 2026-06-13
   listed $125,000 Active 3 DOM

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/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 · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,517
• − Mortgage interest: −$7,002
• − Property taxes: −$2,654
• − Insurance: −$625
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,636
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,502/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,943
• Household income: $70,308
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 910.0

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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 39% White 20% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 34% · Canada, Jamaica, Vietnam
• Languages at home: 33% English-only · Spanish 63% Vietnamese 1% Other Asian/Pacific 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: ▼ -145.65%
• Current HPI: 324.7929
• Rent YoY: ▲ 3.38%
• 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

• 2026-06-10 Listed $125,000 NTREIS
• 2004-07-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,654 · +13.4% YoY. Source: county tax records.