3356 Pacesetter Dr · Dallas, TX 75241

$210,000

4 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 8 Days on market

Built 1971 7,231 sqft lot Est $226k · 7% under

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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 +14.4/30.0
• ARV discount +10.8/15.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL UPDATED AND MOVE-IN READY! SHOWS GREAT! Freshly painted inside and out 2026. New Low-E windows 2026 = Low bills for You! Light and Inviting inside with an open floor plan and a large living room. New Luxury plank vinyl flooring 2026. Kitchen has new cabinets and new Uba Tuba granite counters 2026. SS appliances and LED lighting, too! Generous fenced backyard gives plenty of play space.

Key facts

• Low-e windows
• New cabinets
• Fenced backyard

Tags

• LOW-E WINDOWS
• LUXURY PLANK VINYL FLOORING
• NEW CABINETS
• UBA TUBA GRANITE COUNTERS
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Listing is for sale (Exclusive Right to Sell agreement)
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property
• Construction: Brick construction; Built in 1971
• Exterior features: Lot under 0.5 acre (approximately 0.166 acre); Subdivision: Highland Hills 18; Directions: From Simpson Stuart go south on Bonnie View 2 long blocks, turn right on Pacesetter and go about half a mile; property is on the left.

Interior

• Kitchen: Dishwasher; Disposal; Gas range
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; One-level layout; Nine total rooms; Two living areas; One dining area
• Laundry & utility: Utility room (12 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $41 ($486/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (1.8% below list).
• Recommended offer: $206k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 217 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,063/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1076% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $210k implies a 518% 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 $206,300 (1.8% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $226,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6415 Cinnamon Oaks Dr	0.24mi	4/2.0	1,296 (-5%)	0mo	$220,000	$170	78
3817 Pinebrook Dr	0.52mi	4/2.0	1,380 (+1%)	2mo	$237,400	$172	70
3606 Judge Dupree Dr	0.36mi	4/1.5	1,523 (+12%)	3mo	$179,000	$118	62
3771 Stagecoach Trl	0.69mi	4/2.0	1,336 (-2%)	2mo	$215,000	$161	61
3528 Silverhill Dr	0.34mi	4/2.0	1,203 (-12%)	3mo	$190,000	$158	60
3722 Pinebrook Dr	0.44mi	4/2.0	1,244 (-9%)	4mo	$220,000	$177	60
2914 Midway Plaza Blvd	0.72mi	3/1.5 (-1)	1,347 (-1%)	2mo	$200,000	$148	58
3474 Pacesetter Dr	0.21mi	3/1.5 (-1)	1,164 (-15%)	4mo	$189,500	$163	58
3439 Charolais Dr	0.47mi	3/2.0 (-1)	1,480 (+8%)	2mo	$245,000	$166	55
6547 Tioga Pl	0.38mi	3/1.0 (-1)	1,203 (-12%)	2mo	$144,900	$120	54
3415 Santa Gertrudis Dr	0.52mi	3/2.0 (-1)	1,472 (+8%)	3mo	$270,000	$183	53
6675 Cool Morn Dr	0.60mi	3/2.0 (-1)	1,526 (+12%)	4mo	$255,000	$167	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-37,379
• Equity at exit: $31,312

10-year hold

• IRR: -19.6%
• Equity multiple: 0.11×
• Total profit: $-52,120
• Equity at exit: $18,157

Cash invested: $58,800 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 217
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$400 /mo · $4,806/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $41

Break-even live

Break-even rent $2,012

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $159	-5% $100	+0% $41	+5% $-19	+10% $-78
Rent	-10% $-122	-5% $-41	+0% $41	+5% $122	+10% $203
Rate	-1.0pp $146	-0.5pp $94	base $41	+0.5pp $-14	+1.0pp $-69

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	46d	1	0.07mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	4d	1	0.19mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	6d	1	0.25mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	6d	1	0.26mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	20d	1	0.27mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	6d	1	0.39mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	2d	1	0.39mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	46d	1	0.40mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	46d	1	0.42mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	46d	1	0.51mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	0d	9	0.53mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,754	$1.71	0d	31	0.55mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	10d	1	0.64mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$2,105	$1.46	0d	1	0.69mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,314	$1.44	1d	8	0.77mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	6d	7	0.78mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	46d	1	0.79mi
2918 Morgan Dr Dallas, TX	4.0	2.0	1610	$2,500	$1.55	27d	1	0.83mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	10d	1	0.85mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	27d	1	0.87mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	46d	1	0.89mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	10d	7	0.96mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	10d	1	0.97mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	27d	1	1.02mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	10d	1	1.06mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	46d	1	1.08mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	19d	1	1.12mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	27d	1	1.14mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	1.18mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	20d	1	1.21mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	27d	1	1.23mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	23d	1	1.31mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,300	$1.25	0d	1	1.34mi

Listing history 7 events

1. 2026-06-18
   status $210,000 Pending 8 DOM
2. 2026-06-17
   days on market $210,000 Active Option Contract 8 DOM
3. 2026-06-16
   days on market $210,000 Active Option Contract 7 DOM
4. 2026-06-15
   statusdays on market $210,000 Active Option Contract 6 DOM
5. 2026-06-13
   days on market $210,000 Active 4 DOM
6. 2026-06-10
   remarks 398-char remark
7. 2026-06-10
   listed $210,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,806 · $400/mo
• Projected year-2 tax: $4,806 · $400/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,756
• − Mortgage interest: −$11,763
• − Property taxes: −$4,806
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$6,109
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,190/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
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

+517.9% since first listed

5 events — show timeline

• 2026-06-09 Listed $210,000 NTREIS
• 2026-01-07 Listing Removed — NTREIS
• 2025-12-27 Listed $139,000 NTREIS
• 2001-12-08 Sold (Public Records) — Public Records
• 1997-10-31 Sold (Public Records) $33,986 Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,806 · -0.4% YoY. Source: county tax records.