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 +15.0/15.0
- 1% rule +5.5/10.0
- Cash flow +4.4/30.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Appreciation +3.4/10.0
- Rent growth +2.5/5.0
- Schools +2.4/10.0
- DSCR +0.0/10.0
$119,000
4115 Esters Rd #712 · Irving, TX 75038
2 bd · 1.0 ba · 783 sqft · Condo
· 102 Days on market
Built 1984
$152/sqft
· 19% below area
Est $146k · 19% under
$473/mo HOA · 38% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Fast, clean close: condo docs and resale certificate are already at the title company, and 2026 HOA dues are paid in full : no doc delays, no waiting, you start the year ahead. Tastefully remodeled 2-bed, 1-bath second-floor unit with fresh paint, updated kitchen, renovated bath with stylish tile, wood-burning fireplace, walk-in closet with built-ins, and a private balcony. HOA covers water, sewer, structure, grounds, and full facility use including the community pool: simple, predictable carry for a rental. Minutes to DFW Airport with quick access to 161, 183, and 635, in a corridor with steady tenant demand from airport, airline, and Las Colinas employers.
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 $119k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $74k (37.7% below list).
- Meets the 1% rule at list price ($1k rent vs $119k).
- Recommended offer: $74k (37.7% below list) — sets the bar for cash-flow.
- Cap rate 3.2% vs local median 2.6% in Irving — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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; 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $823 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 102 days — a 9% lower offer ($108k) 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
$74,149
(37.7% 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 102 days. Have you received any prior offers? Is the seller open to a 38% 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- 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
- 1.05% ✓
- Cap rate
- 3.17%
- Cash-on-cash
- -11.16%
- DSCR
- 0.50
- GRM
- 7.9
CMA / ARV
- ARV (median comp)
- $146,466
- List price
- $119,000
- Delta
- -18.75%
- 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%) | 4mo | $149,000 | $190 | 95 |
| 3641 W Northgate Dr #105 | 0.54mi | 2/1.0 | 826 (+6%) | 4mo | $139,000 | $168 | 62 |
| 3410 Country Club Dr W #192 | 0.63mi | 1/1.0 (-1) | 760 (-3%) | 0mo | $107,000 | $141 | 60 |
| 3635 W Northgate Dr #145 | 0.55mi | 2/1.0 | 826 (+6%) | 9mo | $139,000 | $168 | 58 |
| 3404 Country Club Dr W #162 | 0.61mi | 1/1.0 (-1) | 760 (-3%) | 8mo | $125,000 | $164 | 54 |
| 3611 W Northgate Dr #220 | 0.47mi | 1/1.0 (-1) | 677 (-14%) | 14mo | $130,000 | $192 | 39 |
| 3649 W Northgate Dr #155 | 0.54mi | 2/2.0 | 923 (+18%) | 12mo | $159,000 | $172 | 36 |
| 4341 Madera Rd | 1.23mi | 2/1.5 | 932 (+19%) | 7mo | $225,000 | $241 | 32 |
| 4325 Madera Rd | 1.21mi | 2/1.5 | 932 (+19%) | 10mo | $215,000 | $231 | 29 |
| 4252 Madera Rd | 1.23mi | 1/1.5 (-1) | 932 (+19%) | 7mo | $190,000 | $204 | 27 |
| 4250 Madera Rd | 1.22mi | 1/1.5 (-1) | 932 (+19%) | 7mo | $200,000 | $215 | 27 |
| 2418 Northlake Ct | 1.31mi | 1/1.5 (-1) | 938 (+20%) | 9mo | $150,000 | $160 | 25 |
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
- -42.6%
- Equity multiple
- -0.27×
- Total profit
- $-42,323
- Equity at exit
- $17,743
10-year hold
- IRR
- —
- Equity multiple
- -1.25×
- Total profit
- $-74,972
- Equity at exit
- $10,289
Cash invested: $33,320 (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
- 188
- Price-to-rent
- 7.9×
Monthly cashflow live
↻
- Estimated rent
- $1,247 high interval (Pro) →
- Mortgage (P&I)
- −$624
- Tax est. 1.5%
- −$149 /mo · $1,785/yr
- Insurance
- −$50
- HOA
- −$473
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$262
- Net cashflow
- $-310
Break-even live
Break-even rent
$1,640
Max offer price
$74,149
Occupancy floor
—
Sensitivity live
| Price | -10% $-228 | -5% $-269 | +0% $-310 | +5% $-351 | +10% $-392 |
|---|---|---|---|---|---|
| Rent | -10% $-408 | -5% $-359 | +0% $-310 | +5% $-261 | +10% $-211 |
| Rate | -1.0pp $-250 | -0.5pp $-280 | base $-310 | +0.5pp $-341 | +1.0pp $-372 |
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
- $29,750
- Closing costs
- $3,570
- 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 |
|---|---|---|---|---|---|---|---|---|
| 4115 Esters Rd #704 Irving, TX | 2.0 | 2.0 | 907 | $1,500 | $1.65 | 25d | 1 | 0.02mi |
| 4113 Esters Rd Unit 609a Irving, TX | 1.0 | 1.0 | 678 | $1,100 | $1.62 | 139d | 1 | 0.02mi |
| 4103 Esters Rd Apt 205 Irving, TX | 1.0 | 1.0 | 655 | $1,295 | $1.98 | 139d | 1 | 0.06mi |
| 4094 Esters Rd Irving, TX | 1.0 | 1.0 | 650 | $875 | $1.35 | 20d | 1 | 0.14mi |
| 4062 Esters Rd Irving, TX | 2.0 | 2.0 | 927 | $1,121 | $1.21 | 18d | 1 | 0.17mi |
| 4062 Esters Rd Irving, TX | 1.0 | 1.0 | 650 | $1,031 | $1.59 | 20d | 1 | 0.17mi |
| 4048 Esters Rd Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 63d | 1 | 0.18mi |
| 4030 Esters Rd Unit 116 Irving, TX | 1.0 | 1.0 | 650 | $1,023 | $1.57 | 24d | 1 | 0.20mi |
| 4030 Esters Rd Unit 220 Irving, TX | 2.0 | 2.0 | 927 | $1,313 | $1.42 | 24d | 1 | 0.20mi |
| 3864 Portland St Irving, TX | 1.0 | 1.0 | 530 | $808 | $1.52 | 20d | 1 | 0.30mi |
| 3822 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,208 | $1.28 | 139d | 1 | 0.31mi |
| 3834 Portland St Irving, TX | 2.0 | 2.0 | 944 | $1,400 | $1.48 | 25d | 1 | 0.32mi |
| 3834 Portland St Irving, TX | 2.0 | 2.0 | 944 | $1,425 | $1.51 | 45d | 1 | 0.32mi |
| 3826 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,100 | $1.41 | 61d | 1 | 0.33mi |
| 3826 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,070 | $1.37 | 139d | 1 | 0.33mi |
| 3816 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,100 | $1.41 | 61d | 1 | 0.33mi |
| 3832 Portland St Irving, TX | 2.0 | 2.0 | 944 | $1,241 | $1.31 | 18d | 1 | 0.34mi |
| 3832 Portland St Irving, TX | 1.0 | 1.0 | 530 | $1,045 | $1.97 | 20d | 1 | 0.34mi |
| 3832 Portland St Unit 119 Irving, TX | 1.0 | 1.0 | 683 | $910 | $1.33 | 69d | 1 | 0.34mi |
| 3830 Portland St Irving, TX | 1.0 | 1.0 | 651 | $1,200 | $1.84 | 18d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 992 | $1,508 | $1.52 | 6d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 1.0 | 1.0 | 832 | $1,423 | $1.71 | 32d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 1067 | $1,562 | $1.46 | 0d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 1067 | $1,568 | $1.47 | 9d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 927 | $1,660 | $1.79 | 139d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 927 | $1,473 | $1.59 | 11d | 1 | 0.34mi |
| 4111 Polaris Dr Irving, TX | 2.0 | 2.0 | 1067 | $1,560 | $1.46 | 120d | 1 | 0.34mi |
| 3810 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,300 | $1.38 | 117d | 1 | 0.35mi |
| 3808 Portland St Irving, TX | 1.0 | 1.0 | 781 | $1,200 | $1.54 | 18d | 1 | 0.35mi |
| 3800 Portland St Irving, TX | 1.0–3.0 | 1.0–2.0 | 928 | $1,575 | $1.70 | 0d | 20 | 0.36mi |
| 3802 Portland St Irving, TX | 1.0 | 1.0 | 651 | $1,100 | $1.69 | 59d | 1 | 0.36mi |
| 4129 Polaris Dr Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 63d | 1 | 0.41mi |
| 3818 Portland St Irving, TX | 1.0 | 1.0 | 675 | $890 | $1.32 | 63d | 1 | 0.42mi |
| 3724 Portland St Irving, TX | 2.0 | 2.0 | 999 | $1,325 | $1.33 | 42d | 1 | 0.43mi |
| 3567 W Walnut Hill Ln Irving, TX | 1.0 | 1.0 | 659 | $941 | $1.43 | 20d | 1 | 0.43mi |
| 4013 W Northgate Dr Irving, TX | 1.0–2.0 | 1.0–2.0 | 897 | $1,314 | $1.46 | 0d | 26 | 0.44mi |
| 4143 Polaris Dr Irving, TX | 2.0 | 2.0 | 992 | $1,241 | $1.25 | 9d | 1 | 0.44mi |
| 4143 Polaris Dr Irving, TX | 1.0 | 1.0 | 606 | $1,077 | $1.78 | 20d | 1 | 0.44mi |
| 3714 Portland St Irving, TX | 2.0 | 1.0 | 944 | $1,300 | $1.38 | 103d | 1 | 0.46mi |
| 3700 Portland St Irving, TX | 2.0 | 2.0 | 999 | $1,325 | $1.33 | 18d | 1 | 0.46mi |
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 50 events
-
2026-09-23days on market $119,000 Active 102 DOM
-
2026-09-22days on market $119,000 Active 101 DOM
-
2026-09-21days on market $119,000 Active 100 DOM
-
2026-09-20days on market $119,000 Active 99 DOM
-
2026-09-19days on market $119,000 Active 98 DOM
-
2026-09-18days on market $119,000 Active 97 DOM
-
2026-09-17days on market $119,000 Active 96 DOM
-
2026-09-16days on market $119,000 Active 95 DOM
-
2026-09-15days on market $119,000 Active 94 DOM
-
2026-09-14days on market $119,000 Active 93 DOM
-
2026-09-13days on market $119,000 Active 92 DOM
-
2026-09-12days on market $119,000 Active 91 DOM
-
2026-09-11pricedays on market $119,000 Active 90 DOM
-
2026-09-05days on market $125,000 Active 84 DOM
-
2026-09-04days on market $125,000 Active 83 DOM
-
2026-09-02days on market $125,000 Active 81 DOM
-
2026-08-31days on market $125,000 Active 79 DOM
-
2026-08-30days on market $125,000 Active 78 DOM
-
2026-08-29days on market $125,000 Active 77 DOM
-
2026-08-28days on market $125,000 Active 76 DOM
-
2026-08-27days on market $125,000 Active 75 DOM
-
2026-08-25days on market $125,000 Active 73 DOM
-
2026-08-24days on market $125,000 Active 72 DOM
-
2026-08-23days on market $125,000 Active 71 DOM
-
2026-08-22days on market $125,000 Active 70 DOM
-
2026-08-21days on market $125,000 Active 69 DOM
-
2026-08-20days on market $125,000 Active 68 DOM
-
2026-08-19days on market $125,000 Active 67 DOM
-
2026-08-18days on market $125,000 Active 66 DOM
-
2026-08-17days on market $125,000 Active 65 DOM
-
2026-08-16days on market $125,000 Active 64 DOM
-
2026-08-15days on market $125,000 Active 63 DOM
-
2026-08-14days on market $125,000 Active 62 DOM
-
2026-08-13days on market $125,000 Active 61 DOM
-
2026-08-12days on market $125,000 Active 60 DOM
-
2026-08-11days on market $125,000 Active 59 DOM
-
2026-08-10days on market $125,000 Active 58 DOM
-
2026-08-09days on market $125,000 Active 57 DOM
-
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
ⓘ 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
- $14,969
- − Mortgage interest
- −$6,666
- − Property taxes
- −$1,785
- − Insurance
- −$595
- − Repairs & maintenance
- −$1,197
- − Management
- −$1,197
- − HOA
- −$5,676
- − Depreciation
- −$3,462
- Taxable loss
- −$5,610
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,346
- After-tax cash flow
- $-2,373/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…