4115 Esters Rd #712 · Irving, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D- 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 +13.0/15.0
- 1% rule +4.8/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Cash flow +3.7/30.0
- Appreciation +3.4/10.0
- Rent growth +2.5/5.0
- Schools +2.4/10.0
- DSCR +0.0/10.0
$125,000
4115 Esters Rd #712 · Irving, TX 75038
2 bd · 1.0 ba · 783 sqft · Condo
· 56 Days on market
Built 1984
$160/sqft
· 12% below area
Est $142k · 12% under
$473/mo HOA · 38% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Price reduced. Bring all offers! 2026 HOA dues all paid already. Great investment opportunity. Tastefully remodeled 2-bed, 1-bath condo on the second floor that's completely move-in ready. Step inside to fresh paint, a bright open living area, and a modernized kitchen. The renovated bathroom features stylish tile and fixtures, and the spacious primary retreat offers a walk-in closet, built-in cabinets. The living room features a cozy wood-burning fireplace. Sip your morning coffee on the private balcony, then cool off in the sparkling community pool. HOA covers water, sewer, structure, grounds, and full facility use, and with 2026 already paid, you start ahead.
Key facts
- Modernized kitchen
- Renovated bathroom
- Community pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $72k (42.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (1.7% below list).
- Recommended offer: $72k (42.4% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 80/100 on livability (#45 in TX, #1,913 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
- Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: Johnston El (math 12% / reading 18%, grade F, #4,005 of 4,322 statewide, top 93%, 798 students, 87% FRL); Crockett Middle (math 15% / reading 24%, grade F, #1,445 of 1,662 statewide, top 88%, 888 students, 82% FRL); Macarthur H S (math 29% / reading 29%, grade F, #1,147 of 1,632 statewide, top 71%, 2,586 students, 80% FRL).
- Market conditions: Rents flat; 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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
- It's been on market 56 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 38% of rent.
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$72,055
(42.4% below list)
Questions for the 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 56 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- 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.
- 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
- 0.98% ✗
- Cap rate
- 2.78%
- Cash-on-cash
- -12.54%
- DSCR
- 0.44
- GRM
- 8.5
CMA / ARV
- ARV (median comp)
- $142,440
- List price
- $125,000
- Delta
- -12.24%
- 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 |
|---|---|---|---|---|---|---|---|
| 4101 Esters Rd #101 | 0.04mi | 2/1.0 | 783 (0%) | 2mo | $149,000 | $190 | 96 |
| 3641 W Northgate Dr #105 | 0.54mi | 2/1.0 | 826 (+6%) | 3mo | $139,000 | $168 | 63 |
| 3635 W Northgate Dr #145 | 0.55mi | 2/1.0 | 826 (+6%) | 8mo | $139,000 | $168 | 59 |
| 3404 Country Club Dr W #162 | 0.61mi | 1/1.0 (-1) | 760 (-3%) | 7mo | $125,000 | $164 | 56 |
| 3611 W Northgate Dr #220 | 0.47mi | 1/1.0 (-1) | 677 (-14%) | 12mo | $130,000 | $192 | 40 |
| 3649 W Northgate Dr #155 | 0.54mi | 2/2.0 | 923 (+18%) | 10mo | $159,000 | $172 | 37 |
| 4341 Madera Rd | 1.23mi | 2/1.5 | 932 (+19%) | 6mo | $225,000 | $241 | 33 |
| 4325 Madera Rd | 1.21mi | 2/1.5 | 932 (+19%) | 9mo | $215,000 | $231 | 31 |
| 2804 W Walnut Hill Ln | 1.17mi | 2/1.0 | 901 (+15%) | 12mo | $159,000 | $176 | 30 |
| 4252 Madera Rd | 1.23mi | 1/1.5 (-1) | 932 (+19%) | 6mo | $190,000 | $204 | 28 |
| 4250 Madera Rd | 1.22mi | 1/1.5 (-1) | 932 (+19%) | 6mo | $200,000 | $215 | 28 |
| 2418 Northlake Ct | 1.31mi | 1/1.5 (-1) | 938 (+20%) | 8mo | $150,000 | $160 | 26 |
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 · 0.04% rent growth · sell at horizon
5-year hold
- IRR
- -45.5%
- Equity multiple
- -0.34×
- Total profit
- $-46,805
- Equity at exit
- $18,638
10-year hold
- IRR
- —
- Equity multiple
- -1.38×
- Total profit
- $-83,259
- 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.
Active competition Active MLS
- For sale now
- 0 active · 2 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75038
- Home prices YoY
- -1.0%
- Rents YoY
- 0.0%
- Active inventory
- 169
- Price-to-rent
- 8.5×
Monthly cashflow live
↻
- Estimated rent
- $1,229 high interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax est. 1.5%
- −$156 /mo · $1,875/yr
- Insurance
- −$52
- HOA
- −$473
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$258
- Net cashflow
- $-366
Break-even live
Break-even rent
$1,692
Max offer price
$72,055
Occupancy floor
—
Sensitivity live
| Price | -10% $-280 | -5% $-323 | +0% $-366 | +5% $-409 | +10% $-452 |
|---|---|---|---|---|---|
| Rent | -10% $-463 | -5% $-414 | +0% $-366 | +5% $-317 | +10% $-269 |
| Rate | -1.0pp $-303 | -0.5pp $-334 | base $-366 | +0.5pp $-398 | +1.0pp $-431 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4113 Esters Rd Unit 609a Irving, TX | 1.0 | 1.0 | 678 | $1,100 | $1.62 | 93d | 1 | 0.02mi |
| 4103 Esters Rd Apt 205 Irving, TX | 1.0 | 1.0 | 655 | $1,295 | $1.98 | 93d | 1 | 0.06mi |
| 4048 Esters Rd Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.18mi |
| 4030 Esters Rd Unit 220 Irving, TX | 2.0 | 2.0 | 927 | $1,273 | $1.37 | 0d | 1 | 0.20mi |
| 4030 Esters Rd Unit 116 Irving, TX | 1.0 | 1.0 | 650 | $973 | $1.50 | 0d | 1 | 0.20mi |
| 3822 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,208 | $1.28 | 93d | 1 | 0.31mi |
| 3826 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,070 | $1.37 | 93d | 1 | 0.33mi |
| 3826 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,100 | $1.41 | 15d | 1 | 0.33mi |
| 3816 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,100 | $1.41 | 15d | 1 | 0.33mi |
| 3832 Portland St Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 23d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 1.0 | 1.0 | 832 | $1,415 | $1.70 | 57d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 1067 | $1,560 | $1.46 | 73d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 927 | $1,660 | $1.79 | 93d | 1 | 0.34mi |
| 3810 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,300 | $1.38 | 71d | 1 | 0.35mi |
| 3800 Portland St Irving, TX | 1.0–3.0 | 1.0–2.0 | 928 | $1,671 | $1.80 | 0d | 22 | 0.36mi |
| 3802 Portland St Irving, TX | 1.0 | 1.0 | 651 | $1,100 | $1.69 | 12d | 1 | 0.36mi |
| 4129 Polaris Dr Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.41mi |
| 3818 Portland St Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.42mi |
| 4013 W Northgate Dr Irving, TX | 1.0–2.0 | 1.0–2.0 | 919 | $1,605 | $1.75 | 0d | 26 | 0.44mi |
| 3714 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,300 | $1.38 | 57d | 1 | 0.46mi |
| 3700 Portland St Irving, TX | 2.0 | 2.0 | 999 | $1,300 | $1.30 | 64d | 1 | 0.46mi |
| 4111 Polaris Dr Unit 220 Irving, TX | 2.0 | 2.0 | 992 | $1,414 | $1.43 | 0d | 1 | 0.48mi |
| 4111 Polaris Dr Unit 116 Irving, TX | 1.0 | 1.0 | 606 | $973 | $1.61 | 0d | 1 | 0.48mi |
| 3621 W Northgate Dr #230 Irving, TX | 2.0 | 2.0 | 926 | $1,650 | $1.78 | 73d | 1 | 0.49mi |
| 3725 W Northgate Dr Irving, TX | 1.0–2.0 | 1.0–2.5 | 873 | $1,610 | $1.84 | 0d | 7 | 0.49mi |
| 3611 W Northgate Dr Irving, TX | 1.0 | 1.0 | 667 | $1,395 | $2.09 | 73d | 1 | 0.49mi |
| 4031 W Northgate Dr Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.49mi |
| 4045 W Northgate Dr Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 23d | 1 | 0.49mi |
| 3445 Country Club Dr W Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 23d | 1 | 0.49mi |
| 3757 W Northgate Dr Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 23d | 1 | 0.49mi |
| 3743 W Northgate Dr Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.50mi |
| 3609 W Northgate Dr Unit 146 Irving, TX | 2.0 | 1.0 | 800 | $1,480 | $1.85 | 47d | 1 | 0.50mi |
| 3456 Country Club Dr W Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 23d | 1 | 0.51mi |
| 3607 W Northgate Dr #114 Irving, TX | 1.0 | 1.0 | 666 | $1,295 | $1.94 | 73d | 1 | 0.51mi |
| 3521 W Walnut Hill Ln Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.51mi |
| 3431 Country Club Dr W Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.53mi |
| 3503 W Walnut Hill Ln Irving, TX | 1.0–3.0 | 1.0–2.0 | 1105 | $2,030 | $1.84 | 0d | 37 | 0.54mi |
| 3442 Country Club Dr W Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.54mi |
| 3647 W Northgate Dr #154 Irving, TX | 2.0 | 2.0 | 923 | $1,550 | $1.68 | 39d | 1 | 0.56mi |
| 4075 N Belt Line Rd Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 17d | 1 | 0.57mi |
Property features AI
Finance
- Other
- Community includes pool and sidewalksListing accepts Cash, Conventional, FHA, VA, and Other loan types
- HOA & community
- Mandatory HOAMonthly association fee of $473HOA covers maintenance of grounds and structure, sewer, and management feesHOA managed by Goodwin & Company
Exterior
- Parking
- CarportCovered parking (1)Guest parking
- Utilities
- City waterCity sewerElectricity availableNot in a municipal utility district
- Home design
- Residential condominiumAttached unitTwo-story buildingSecond-floor unit (floor location number 2)Shingle roofBuilt in 1984Located in the Oaks on the Ridge complex
- Construction
- Shingle roofFoundation and construction details not provided
- Exterior features
- Terrace patio/porchCommunity poolSidewalksLot of about 2.31 acres (community grounds)
Interior
- Kitchen
- Convection ovenMicrowaveDishwasherDisposalRefrigerator
- Bedrooms
- 2 bedrooms (both on the second floor)
- Flooring
- Laminate flooringTile flooring
- Bathrooms
- 1 full bathroom (on the second floor)
- Heating & cooling
- Central heatingCentral air conditioningCeiling fans
- Interior features
- Built-in featuresVaulted ceilingsWindow coverings6 total roomsOne living areaOne dining areaSecond-floor location
- Laundry & utility
- Washer hookupWasher includedDryer included
HOA detail $473/mo · $5,676/yr condo
- Likely covers
- watersewerlandscapingpool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 45 events
-
2026-08-08days on market $125,000 Active 56 DOM
-
2026-08-06days on market $125,000 Active 54 DOM
-
2026-08-05days on market $125,000 Active 53 DOM
-
2026-08-04days on market $125,000 Active 52 DOM
-
2026-08-03days on market $125,000 Active 51 DOM
-
2026-07-31pricedays on market $125,000 Active 48 DOM
-
2026-07-30days on market $129,000 Active 46 DOM
-
2026-07-28days on market $129,000 Active 45 DOM
-
2026-07-26days on market $129,000 Active 43 DOM
-
2026-07-24days on market $129,000 Active 41 DOM
-
2026-07-23days on market $129,000 Active 40 DOM
-
2026-07-22days on market $129,000 Active 39 DOM
-
2026-07-21days on market $129,000 Active 38 DOM
-
2026-07-20days on market $129,000 Active 37 DOM
-
2026-07-18days on market $129,000 Active 35 DOM
-
2026-07-18days on market $129,000 Active 34 DOM
-
2026-07-16days on market $129,000 Active 33 DOM
-
2026-07-15days on market $129,000 Active 32 DOM
-
2026-07-14days on market $129,000 Active 31 DOM
-
2026-07-13days on market $129,000 Active 30 DOM
-
2026-07-13days on market $129,000 Active 29 DOM
-
2026-07-11days on market $129,000 Active 28 DOM
-
2026-07-10days on market $129,000 Active 27 DOM
-
2026-07-09days on market $129,000 Active 26 DOM
-
2026-07-07days on market $129,000 Active 24 DOM
-
2026-07-06days on market $129,000 Active 23 DOM
-
2026-07-06days on market $129,000 Active 22 DOM
-
2026-07-05days on market $129,000 Active 21 DOM
-
2026-07-03days on market $129,000 Active 20 DOM
-
2026-07-02days on market $129,000 Active 19 DOM
-
2026-07-01days on market $129,000 Active 18 DOM
-
2026-06-30days on market $129,000 Active 17 DOM
-
2026-06-29days on market $129,000 Active 16 DOM
-
2026-06-28days on market $129,000 Active 15 DOM
-
2026-06-27days on market $129,000 Active 14 DOM
-
2026-06-26days on market $129,000 Active 13 DOM
-
2026-06-24days on market $129,000 Active 11 DOM
-
2026-06-22days on market $129,000 Active 9 DOM
-
2026-06-21days on market $129,000 Active 8 DOM
-
2026-06-18days on market $129,000 Active 5 DOM
-
2026-06-17days on market $129,000 Active 4 DOM
-
2026-06-16days on market $129,000 Active 3 DOM
-
2026-06-15days on market $129,000 Active 2 DOM
-
2026-06-13remarks 699-char remark
-
2026-06-13$129,000 Active 1 DOM
ⓘ 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 · 22 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $14,749
- − Mortgage interest
- −$7,002
- − Property taxes
- −$1,875
- − Insurance
- −$625
- − Repairs & maintenance
- −$1,180
- − Management
- −$1,180
- − HOA
- −$5,676
- − Depreciation
- −$3,636
- Taxable loss
- −$6,425
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,542
- After-tax cash flow
- $-2,849/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.
Condition & rehab AI · 13 photos
80/100
Cosmetic rehab
Est. rehab $3,915–$11,745 screening
This move-in ready townhouse is in excellent condition with modern updates throughout, making it an attractive investment opportunity.
Value-add opportunities
- Both landscaping — improves curb appeal and adds value ↑
- Both ceiling fans — modernizes the space and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Johnston El
F
TX #4,005/4,322
Nat'l #36,250/41,679
Middle
Houston Middle
F
TX #1,200/1,662
Nat'l #9,979/14,009
High
Macarthur H S
F
TX #1,147/1,632
Nat'l #11,621/17,239
Schools (NCES district)
- District
- Irving ISD
- NCES district ID
- 4824420
- Math proficiency
- 19% ▼ -28.00%
- Reading proficiency
- 25% ▼ -11.00%
- Median HH income
- $44,870
- Composite
- 19.06/100
- National rank
- #8840
- State rank
- #751 of 826 in TX
A
Composite livability gradescore 80/100
Livability — Irving
- Score
- 80/100
- State rank
- #45
- US rank
- #1913
Category grades
Amenities C-
Commute A+
Cost of living A+
Crime C
Employment B
Housing A+
Health & safety C+
User ratings C
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Irving, TX
- County
- Dallas County · 2,979,839 people
- City population
- 258,488
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 32,755
- Household income
- $68,990
- Rent vs Own
- Severe rent burden
- 10% of renters
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
- Highly diverse neighborhood (Simpson 0.75)
- Race & ethnicity
- Black 33% Asian 27% Hispanic / Latino 21% White 16% Two or more races 5%
- Hispanic origin (detail)
- Mexican 14% Puerto Rican 1%
- Common ancestry
- Lithuanian 1% Swedish 1% Portuguese 1%
- Foreign-born
- 41% · Canada, China, South Korea
- Languages at home
- 48% English-only · Spanish 17% Other Indo-European 16% Other Asian/Pacific 7%
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
- ▼ -3.12%
- Current HPI
- 295.2528
- Rent YoY
- ▬ 0.04%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
1 event — show timeline
- 2026-06-13 Listed $129,000 NTREIS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…