2626 Nina · Grand Prairie, TX 75052

$200,000

4 bd · 2.0 ba · 1,562 sqft · Townhouse public records · 67 Days on market

Built 1973 2,535 sqft lot Est $214k · 7% under $66/mo HOA · 3% of rent

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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).

• Cash flow +14.8/30.0
• ARV discount +10.4/15.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors. Accepting Offers. All Offers due by 6-15-2023 (Thursday) at 2:00pm. Property needs a full aesthetic rehab. Buy for $150k, put 50k in fixing it up, lease for $2,000 per month. Juniper Title is the preferred title company, no survey. Closing to be no later than 6-27-2023.

Key facts

• $66 HOA
• Parking
• Built 1973

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA; No second mortgage indicated
• HOA & community: Mandatory association; Monthly association fee of $66; Association covers grounds maintenance; HOA managed by Two Worlds (phone: [phone])

Exterior

• Parking: Attached carport; One covered carport space
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Townhouse (attached); Two levels; Residential property type
• Construction: Built in 1973
• Exterior features: Lot smaller than 0.5 acre; Lot recorded as about 2,535 sq ft; Subdivision: Two Worlds Rev; Directions: From Belt Line and Pioneer, south to Trinidad, west to Nina Circle

Interior

• Kitchen: Dishwasher; Electric range; Kitchen approx. 10 x 12
• Bedrooms: Primary bedroom on level 1 (approx. 12 x 14); Additional bedroom on level 2 (approx. 10 x 11); Total of 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Granite counters; Walk-in closet(s); Decorative fireplace; One living area; One dining area; Five total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.7% in Grand Prairie — 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 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.
• Zoned schools: Global Leadership Academy At Barbara Bush El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 405 students, 84% FRL) — zoned schools average 84% FRL vs 63% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 290 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $200k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $213,994
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2648 Santa Barbara Dr	0.15mi	4/2.0	1,472 (-6%)	0mo	$213,900	$145	83
2614 Santa Barbara Dr	0.18mi	4/2.0	1,562 (0%)	17mo	$175,000	$112	78
2632 Santiago Cir	0.08mi	4/2.0	1,472 (-6%)	19mo	$242,999	$165	71
2612 Santa Barbara Dr	0.17mi	4/2.0	1,472 (-6%)	17mo	$175,000	$119	68
2611 San Sabastian Cir	0.15mi	3/2.0 (-1)	1,472 (-6%)	23mo	$170,000	$115	59
32 W Creek Ln #2	0.67mi	3/3.0 (-1)	1,540 (-1%)	7mo	$219,900	$143	51
82 E Mountain Creek Ct #1	0.67mi	3/3.0 (-1)	1,584 (+1%)	10mo	$135,000	$85	49
10 E Mountain Creek Dr #25	0.73mi	3/2.0 (-1)	1,424 (-9%)	1mo	$210,000	$147	46
99 W Mountain Creek Dr #14	0.75mi	3/3.0 (-1)	1,540 (-1%)	21mo	$175,000	$114	36
17 E Mountain Creek Ct #9	0.72mi	3/2.0 (-1)	1,388 (-11%)	14mo	$189,900	$137	32
16 E Mountain Creek Ct #12	0.73mi	3/2.0 (-1)	1,392 (-11%)	22mo	$207,300	$149	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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-34,498
• Equity at exit: $29,821

10-year hold

• IRR: -18.3%
• Equity multiple: 0.16×
• Total profit: $-47,291
• Equity at exit: $17,292

Cash invested: $56,000 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 290
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$83
• HOA: −$66
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $56

Break-even live

Break-even rent $1,952

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $169	-5% $112	+0% $56	+5% $-1	+10% $-57
Rent	-10% $-104	-5% $-24	+0% $56	+5% $136	+10% $216
Rate	-1.0pp $157	-0.5pp $107	base $56	+0.5pp $4	+1.0pp $-49

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	26d	1	0.01mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	14d	1	0.01mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	22d	1	0.01mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	9d	1	0.04mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	45d	1	0.07mi
2604 Nina Cir Grand Prairie, TX	3.0	2.0	1125	$1,850	$1.64	45d	1	0.08mi
2641 Santa Barbara Dr Grand Prairie, TX	3.0	1.5	1203	$1,525	$1.27	45d	1	0.19mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	45d	1	0.23mi
414 E Grenoble Dr Grand Prairie, TX	3.0	2.0	1652	$2,325	$1.41	1d	1	0.37mi
2133 Sheriff Dr Grand Prairie, TX	3.0	2.0	1829	$2,241	$1.23	9d	1	0.60mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	45d	1	0.67mi
3045 Navarro Ln Grand Prairie, TX	3.0	2.0	1202	$1,800	$1.50	20d	1	0.68mi
66 E Mountain Creek Dr Grand Prairie, TX	3.0	2.0	1280	$1,850	$1.45	4d	1	0.78mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	26d	1	0.78mi
2237 Diamond Dr Grand Prairie, TX	4.0	2.5	1655	$2,999	$1.81	1d	1	0.80mi
42 W Mountain Creek Dr Unit 3 Grand Prairie, TX	3.0	3.0	1584	$3,400	$2.15	0d	1	0.80mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	4d	1	0.80mi
57 W Townhouse Ln #18 Grand Prairie, TX	3.0	2.5	1452	$1,900	$1.31	45d	1	0.83mi
409 S Holiday Dr Grand Prairie, TX	3.0	2.0	1264	$2,000	$1.58	45d	1	0.84mi
602 W Pioneer Pkwy Grand Prairie, TX	1.0–3.0	1.0–2.0	921	$1,625	$1.76	1d	35	0.97mi
3410 Country Club Dr Grand Prairie, TX	5.0	2.5	2032	$8,150	$4.01	24d	1	0.99mi
3410 Country Club Dr Unit 1466126P Grand Prairie, TX	5.0	2.5	2023	$12,032	$5.95	24d	1	0.99mi
1759 Ridgemar Dr Grand Prairie, TX	3.0	2.5	1844	$2,300	$1.25	26d	1	1.07mi
418 David Dr Grand Prairie, TX	3.0	2.0	1437	$2,029	$1.41	19d	1	1.07mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	14d	1	1.13mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	22d	1	1.13mi
729 Cranbrook Ln Grand Prairie, TX	4.0	2.0	1600	$2,175	$1.36	13d	1	1.14mi
1706 Crooks Ct Grand Prairie, TX	3.0	2.0	1613	$2,079	$1.29	26d	1	1.17mi
1909 Balla Way Grand Prairie, TX	3.0	1.5	1202	$2,100	$1.75	20d	1	1.18mi
738 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1736	$2,325	$1.34	9d	1	1.18mi
338 Beatty Dr Grand Prairie, TX	3.0	2.0	1298	$1,895	$1.46	26d	1	1.28mi
1646 Jackson St Grand Prairie, TX	4.0	2.5	1776	$2,450	$1.38	26d	1	1.32mi
952 Bentwood Trl Grand Prairie, TX	3.0	2.0	1484	$2,200	$1.48	17d	1	1.41mi
1823 Sea Gull Dr Grand Prairie, TX	3.0	2.5	1671	$2,650	$1.59	20d	1	1.41mi
2823 Brookhurst Dr Grand Prairie, TX	4.0	2.0	1839	$2,900	$1.58	17d	1	1.43mi
1709 Dorothy Dr Grand Prairie, TX	4.0	2.0	1383	$2,500	$1.81	45d	1	1.44mi
2117 Wellington Dr Grand Prairie, TX	3.0	2.0	1590	$2,750	$1.73	13d	1	1.44mi
1706 Dorothy Dr Grand Prairie, TX	4.0	2.0	1098	$2,400	$2.19	45d	1	1.46mi
3112 Fairfield Dr Grand Prairie, TX	3.0	2.0	1211	$2,200	$1.82	9d	1	1.49mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 14 events

1. 2026-06-21
   days on market $200,000 Active 67 DOM
2. 2026-06-18
   days on market $200,000 Active 64 DOM
3. 2026-06-17
   days on market $200,000 Active 63 DOM
4. 2026-06-16
   days on market $200,000 Active 62 DOM
5. 2026-06-15
   days on market $200,000 Active 61 DOM
6. 2026-06-13
   days on market $200,000 Active 59 DOM
7. 2026-06-13
   days on market $200,000 Active 58 DOM
8. 2026-06-09
   days on market $200,000 Active 55 DOM
9. 2026-06-08
   days on market $200,000 Active 54 DOM
10. 2026-06-07
    days on market $200,000 Active 53 DOM
11. 2026-06-04
    days on market $200,000 Active 50 DOM
12. 2026-06-03
    days on market $200,000 Active 49 DOM
13. 2026-06-02
    days on market $200,000 Active 48 DOM
14. 2026-05-31
    days on market $200,000 Active 47 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: $4,130 · $344/mo
• Projected year-2 tax: $4,130 · $344/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 3/10 Moderate
• 🌡 Heat 7/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,276
• − Mortgage interest: −$11,203
• − Property taxes: −$4,130
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$792
• − Depreciation: −$5,818
• Taxable loss: −$2,552
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $1,282/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

+301.0% since first listed

16 events — show timeline

• 2026-05-29 Price Changed $200,000 NTREIS
• 2026-05-29 Relisted — NTREIS
• 2025-11-28 Listed $240,000 NTREIS
• 2023-06-20 Sold (Public Records) — Public Records
• 2023-06-20 Sold (MLS) — NTREIS
• 2023-06-16 Sold (Public Records) — Public Records
• 2023-06-07 Listed $150,000 NTREIS
• 2016-04-29 Sold (Public Records) — Public Records
• 2012-02-22 Sold (Public Records) — Public Records
• 2012-02-20 Sold (MLS) — NTREIS
• 2012-01-20 Pending — NTREIS
• 2012-01-10 Relisted — NTREIS
• 2012-01-06 Pending — NTREIS
• 2011-12-21 Listed $32,000 NTREIS
• 1997-12-29 Sold (Public Records) $49,875 Public Records
• 1983-11-04 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,130 · +0.3% YoY. Source: county tax records.