2266 Myrtlewood Dr · Dallas, TX 75232

$175,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 35 Days on market

Built 1959 9,627 sqft lot $135/sqft · 33% below area Est $261k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +5.4/10.0
• DSCR +4.2/10.0
• 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

Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

Key facts

• Close to parks
• Close to schools
• Close to restaurants

Tags

• HUGE CORNER LOT
• QUIET MATURE NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS
• CLOSE TO POST OFFICE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $14 ($172/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime 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: 98 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $175k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 8.0

CMA / ARV

• ARV (median comp): $260,828
• List price: $175,000
• Delta: -32.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Swansee Dr	0.16mi	3/2.0 (+1)	1,270 (-2%)	12mo	$259,999	$205	74
4521 Mark Trail Way	0.15mi	2/2.0	1,271 (-2%)	20mo	$215,000	$169	72
1902 Cassia Dr	0.27mi	3/2.0 (+1)	1,280 (-2%)	15mo	$225,000	$176	67
1916 Sedona Ln	0.27mi	3/2.0 (+1)	1,314 (+1%)	22mo	$305,000	$232	62
5107 Clubview Dr	0.51mi	3/2.0 (+1)	1,392 (+7%)	3mo	$259,999	$187	57
4404 Dove Creek Way	0.44mi	3/2.0 (+1)	1,428 (+10%)	3mo	$292,900	$205	56
1707 Swansee Dr	0.41mi	3/2.0 (+1)	1,334 (+3%)	23mo	$265,000	$199	53
1908 Vatican Ln	0.44mi	3/2.0 (+1)	1,439 (+11%)	7mo	$305,000	$212	51
5204 Darlene St	0.54mi	3/2.0 (+1)	1,380 (+6%)	13mo	$315,000	$228	49
2223 Tosca Ln	0.45mi	3/2.0 (+1)	1,476 (+14%)	8mo	$270,000	$183	45
1220 Oak Park Dr	0.71mi	3/2.0 (+1)	1,365 (+5%)	15mo	$279,000	$204	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-27,287
• Equity at exit: $26,093

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-21,940
• Equity at exit: $15,131

Cash invested: $49,000 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$918
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $14

Break-even live

Break-even rent $1,802

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 Druid Hills Dr Dallas, TX	1.0–2.0	1.0–2.0	732	$1,600	$2.18	1d	3	0.25mi
5000 S Hampton Rd Dallas, TX	1.0–3.0	1.0–2.0	962	$1,500	$1.56	1d	6	0.30mi
4027 Ovid Ave Dallas, TX	3.0	2.0	1031	$1,725	$1.67	43d	1	0.36mi
5318 S Hampton Rd Dallas, TX	1.0–2.0	1.0–1.5	710	$1,589	$2.24	4d	1	0.50mi
4028 Treeline Dr Dallas, TX	3.0	3.0	1872	$3,000	$1.60	7d	1	0.60mi
4318 Lashley Dr Dallas, TX	3.0	2.0	1562	$2,100	$1.34	5d	1	0.72mi
1135 Holly Glen Cir Dallas, TX	3.0	2.0	1707	$3,400	$1.99	7d	1	0.84mi
4921 Jade Dr Dallas, TX	3.0	2.0	1720	$1,800	$1.05	7d	1	0.93mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,024	$1.03	3d	6	1.05mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	15d	1	1.41mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	1.41mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,085	$1.26	43d	1	1.42mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	43d	1	1.46mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,188	$1.50	15d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   status Active 402-char remark

   Show marketing remark (402 chars)

   Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

2. 2026-05-03
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

3. 2026-04-24
   historical Active Option Contract 402-char remark

   Show marketing remark (402 chars)

   Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

4. 2026-04-23
   price $175,000 402-char remark

   Show marketing remark (402 chars)

   Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

5. 2026-04-15
   listed $190,000 Active 402-char remark

   Show marketing remark (402 chars)

   Nestled in a quiet, mature neighborhood, on a huge corner lot, this 2-bedroom, 2-bathroom home is perfect for someone seeking to add their own touches and updates, as they downsize or right-size. It's also a great first home or investment property. Located close to schools, parks, restaurants, the post office, and family-friendly amenities. BACK ON THE MARKET - Buyer did not have funds to close.

6. 1997-06-05
   soldstatus $56,003

ⓘ 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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,845
• − Mortgage interest: −$9,803
• − Property taxes: −$5,198
• − Insurance: −$875
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,091
• Taxable loss: −$2,617
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $800/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 — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• City population: 1,168,437
• Population (ZIP): 32,967

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• 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

+212.5% since first listed

6 events — show timeline

• 2026-05-13 Relisted — NTREIS
• 2026-05-03 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-23 Price Changed $175,000 NTREIS
• 2026-04-15 Listed $190,000 NTREIS
• 1997-06-05 Sold (Public Records) $56,003 Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,198 · -6.1% YoY. Source: county tax records.