700 Live Oak St · Wilmer, TX 75172

$149,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 25 Days on market

Built 1973 9,583 sqft lot $112/sqft · 32% below area Est $221k · 32% under

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Why this score? — see what drove the B 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 +24.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +7.8/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is ready for its new owners. It would make a great primary residence with some TLC, or a good investment property. Conveniently located just off I-45, this home offers an easy commute to downtown Dallas and close proximity to shopping, schools, and dining! The property is being sold AS-IS.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.8% in Wilmer — 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 (#1,054 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 6.2

CMA / ARV

• ARV (median comp): $220,522
• List price: $149,000
• Delta: -32.43%
• 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
320 Pecan St	0.10mi	4/2.0 (+1)	1,198 (-10%)	1mo	$269,000	$225	74
233 Sycamore Pl	0.59mi	3/2.0	1,266 (-4%)	2mo	$249,499	$197	63
213 Sycamore Pl	0.57mi	3/2.0	1,402 (+6%)	2mo	$234,149	$167	62
205 Sycamore Pl	0.56mi	3/2.0	1,411 (+6%)	2mo	$239,999	$170	61
236 Sycamore Pl	0.62mi	3/2.0	1,402 (+6%)	2mo	$223,099	$159	60
1271 Maple St	0.67mi	3/2.0	1,266 (-4%)	2mo	$228,349	$180	60
1267 Maple St	0.66mi	3/2.0	1,402 (+6%)	2mo	$238,999	$170	58
211 Garlock St	0.72mi	4/2.0 (+1)	1,352 (+2%)	1mo	$290,000	$214	58
1280 Balsam Rd	0.67mi	3/2.0	1,411 (+6%)	1mo	$261,999	$186	57
1263 Maple St	0.65mi	3/2.0	1,411 (+6%)	2mo	$251,349	$178	57
114 Willow Way	0.68mi	3/2.0	1,411 (+6%)	2mo	$252,999	$179	56
134 Willow Way	0.71mi	3/2.0	1,411 (+6%)	1mo	$231,000	$164	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.03×
• Total profit: $42,904
• Equity at exit: $73,182

10-year hold

• IRR: 18.3%
• Equity multiple: 3.86×
• Total profit: $119,456
• Equity at exit: $117,848

Cash invested: $41,720 (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 75172

• Home prices YoY: 1.7%
• Active inventory: 38
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$781
• Tax from tax record: −$431 /mo · $5,171/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $298

Break-even live

Break-even rent $1,613

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Rolling Meadow Dr Wilmer, TX	4.0	2.0	1496	$2,399	$1.60	43d	1	0.31mi
531 Sydney St Wilmer, TX	4.0	2.0	1696	$2,100	$1.24	1d	1	0.51mi
5900 S Interstate Highway 45 Wilmer, TX	1.0–3.0	1.0–2.0	988	$1,794	$1.81	1d	8	0.51mi
1223 Maple St Wilmer, TX	3.0	2.0	1381	$1,935	$1.40	43d	1	0.58mi
1235 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	24d	1	0.60mi
1239 Maple St Wilmer, TX	3.0	2.0	1673	$1,895	$1.13	24d	1	0.61mi
1255 Maple St Wilmer, TX	3.0	2.0	1529	$1,875	$1.23	43d	1	0.64mi
409 Dewitt St Wilmer, TX	3.0	2.0	1320	$2,000	$1.52	1d	1	0.65mi
110 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	43d	1	0.67mi
6000 S Interstate Highway 45 Wilmer, TX	1.0–4.0	1.0–2.0	988	$1,781	$1.80	1d	13	0.68mi
118 Willow Way Wilmer, TX	3.0	2.0	1647	$1,875	$1.14	43d	1	0.68mi
301 Mars Rd Wilmer, TX	1.0–3.0	1.0–2.0	965	$1,864	$1.93	1d	24	1.07mi

Listing history 4 events

1. 2026-05-15
   status Pending 304-char remark

   Show marketing remark (304 chars)

   This property is ready for its new owners. It would make a great primary residence with some TLC, or a good investment property. Conveniently located just off I-45, this home offers an easy commute to downtown Dallas and close proximity to shopping, schools, and dining! The property is being sold AS-IS.

2. 2026-04-20
   listed $149,000 Active 304-char remark

   Show marketing remark (304 chars)

   This property is ready for its new owners. It would make a great primary residence with some TLC, or a good investment property. Conveniently located just off I-45, this home offers an easy commute to downtown Dallas and close proximity to shopping, schools, and dining! The property is being sold AS-IS.

3. 2026-03-18
   soldstatus
4. 2016-07-28
   soldstatus

ⓘ 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: $5,171 · $431/mo
• Projected year-2 tax: $5,171 · $431/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 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,879
• − Mortgage interest: −$8,346
• − Property taxes: −$5,171
• − Insurance: −$745
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$4,335
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,221/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Wilmer

• Score: 60/100
• State rank: #1054
• US rank: #18696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmer, TX
• City population: 5,873
• Population (ZIP): 5,873

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 0.64)
• Race & ethnicity: Hispanic / Latino 47% Black 31% White 22% Two or more races 14%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 3.73%
• Current HPI: 221.1676
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-04-20 Listed $149,000 NTREIS
• 2026-03-18 Sold (Public Records) — Public Records
• 2016-07-28 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $5,171 · +22.9% YoY. Source: county tax records.