917 Blossom Cir · Garland, TX 75041

$230,000

3 bd · 3.0 ba · 1,906 sqft · SingleFamily public records · 1 Days on market

Built 1955 10,759 sqft lot Est $353k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous updated home in great location! Spacious kitchen with tons of cabinets, most appliances updated in last few years, formal dining could be second living area or office. Extra room for storage or shop. Rood 4yrs, berber carpet, 30' x 12' covered and enclosed deck with rustic atmosphere.

Key facts

• Convenient access
• Hardwood floors
• Roof replaced

Tags

• HARDWOOD FLOORS
• ROOF REPLACED
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Listing terms: Cash; Loan type treated as clear; No second mortgage listed
• HOA & community: Voluntary association; HOA: Orchard Hills (management phone available)

Exterior

• Parking: Two covered parking spaces; 2-car attached garage (approximately 19' wide x 23' long); Driveway; Garage faces front
• Security: No accessibility or smart-home security features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to another property; Subdivision: Orchard Hills Estates
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation; Built in 1955
• Exterior features: Covered, enclosed porch; Covered porch(es); Cul-de-sac lot; Few trees; Landscaped yard; Barbed wire fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Built-in cabinets; Water line to refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas logs in fireplace
• Interior features: Cable TV available; Two living areas; One dining area; 9 total rooms; One-level layout
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.7% below list).
• Recommended offer: $181k (21.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.5% in Garland — 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 74/100 on livability (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 99 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,237 (21.2% below list)

Questions for the listing agent

1. 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?
2. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $352,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Treasure Rd	0.23mi	3/2.0	1,870 (-2%)	2mo	$419,000	$224	81
2902 Medina Dr	0.48mi	4/3.0 (+1)	1,847 (-3%)	3mo	$305,000	$165	65
2900 Old Orchard Rd	0.08mi	4/2.0 (+1)	1,659 (-13%)	4mo	$350,000	$211	62
2710 Fairfax Dr	0.31mi	3/2.0	1,693 (-11%)	2mo	$329,000	$194	62
826 Wildgrove Dr	0.51mi	3/2.0	1,785 (-6%)	1mo	$319,000	$179	61
908 Saturn Springs Dr	0.38mi	3/3.0	2,125 (+12%)	4mo	$398,908	$188	60
901 Saturn Springs Dr	0.42mi	4/2.0 (+1)	2,069 (+9%)	2mo	$250,000	$121	55
809 Carroll Dr	0.56mi	4/2.0 (+1)	1,788 (-6%)	3mo	$360,000	$201	52
509 W Ridgewood Dr	0.69mi	3/2.0	1,783 (-6%)	4mo	$330,000	$185	50
3213 Pecan Ln	0.31mi	4/2.0 (+1)	2,188 (+15%)	2mo	$335,000	$153	50
505 Prescott	0.49mi	3/2.0	1,640 (-14%)	1mo	$285,000	$174	49
105 Tulip Dr	0.70mi	4/2.5 (+1)	1,739 (-9%)	6mo	$299,000	$172	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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.16×
• Total profit: $-53,861
• Equity at exit: $34,294

10-year hold

• IRR: -18.3%
• Equity multiple: -0.02×
• Total profit: $-65,464
• Equity at exit: $19,886

Cash invested: $64,400 (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 75041

• Home prices YoY: -31.0%
• Rents YoY: 3.4%
• Active inventory: 99
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$579 /mo · $6,947/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-276

Break-even live

Break-even rent $2,381

Max offer price $181,237

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 McDonald Dr Unit 744 Garland, TX	4.0	2.5	1280	$1,865	$1.46	43d	1	0.40mi
2612 Ashley Dr Garland, TX	3.0	2.0	1580	$2,195	$1.39	43d	1	0.44mi
1220 Lewis Dr Garland, TX	3.0	1.5	1598	$1,750	$1.10	15d	1	0.46mi
1210 McDonald Dr Garland, TX	3.0	2.0	1406	$1,995	$1.42	43d	1	0.55mi
1233 McDonald Dr Garland, TX	3.0	1.5	1260	$1,658	$1.32	24d	1	0.55mi
1222 McDonald Dr Garland, TX	4.0	2.0	1915	$1,100	$0.57	4d	1	0.57mi
1226 McDonald Dr Garland, TX	4.0	2.5	1915	$1,000	$0.52	20d	1	0.57mi
1213 Carroll Dr Garland, TX	3.0	2.0	1312	$2,100	$1.60	7d	1	0.64mi
118 Brazos St Garland, TX	3.0	1.0	1241	$1,625	$1.31	24d	1	0.75mi
109 W Carolyn Dr Garland, TX	3.0	1.0	1351	$1,950	$1.44	43d	1	0.77mi
206 E Chico Dr Garland, TX	4.0	2.0	1368	$2,500	$1.83	24d	1	0.78mi
2121 S Glenbrook Dr Garland, TX	1.0–2.0	1.0–2.0	1012	$1,550	$1.53	2d	6	0.79mi
2930 Gardenia Dr Garland, TX	3.0	1.0	1365	$1,800	$1.32	24d	1	0.82mi
222 Pecos St Garland, TX	3.0	2.0	1300	$1,845	$1.42	43d	1	0.84mi
1818 Andover Dr Garland, TX	3.0	2.0	1637	$2,100	$1.28	24d	1	0.93mi
402 E Carolyn Dr Garland, TX	3.0	1.5	1768	$1,950	$1.10	43d	1	0.96mi
1817 Hemlock Dr Garland, TX	3.0	2.0	1927	$2,350	$1.22	20d	1	0.98mi
318 Arborview Dr Garland, TX	4.0	2.0	1510	$1,984	$1.31	43d	1	1.05mi
2406 Ridgecrest Dr Garland, TX	3.0	2.0	1446	$1,995	$1.38	43d	1	1.07mi
3801 Lancelot Pl Garland, TX	3.0	2.0	1346	$1,790	$1.33	43d	1	1.07mi
317 Valley Park Dr Garland, TX	4.0	2.5	1410	$1,999	$1.42	15d	1	1.08mi
2739 Patricia Ln Garland, TX	2.0	1.5	1237	$1,550	$1.25	43d	1	1.10mi
438 Arborview Dr Garland, TX	4.0	2.0	1352	$2,000	$1.48	43d	1	1.10mi
334 Valley Park Dr Garland, TX	4.0	2.5	1418	$2,000	$1.41	43d	1	1.12mi
1610 Lexington Dr Garland, TX	4.0	2.5	2257	$2,700	$1.20	43d	1	1.16mi
1928 Oldgate Ln Garland, TX	3.0	3.0	1813	$2,090	$1.15	43d	1	1.24mi
2031 Towngate Dr Garland, TX	2.0	2.0	1464	$1,690	$1.15	22d	1	1.26mi
2012 Court Pl Garland, TX	3.0	2.5	1880	$1,995	$1.06	16d	1	1.33mi
2005 Town Ct Garland, TX	4.0	2.5	1757	$2,050	$1.17	2d	1	1.35mi
734 Sceptre Cir Garland, TX	3.0	2.0	1254	$2,000	$1.59	43d	1	1.41mi
422 Woodmere Dr Garland, TX	3.0	2.0	1518	$1,995	$1.31	7d	1	1.43mi
3242 Wexford Dr Garland, TX	2.0	2.5	1276	$1,915	$1.50	43d	1	1.49mi
4689 Saturn Rd Garland, TX	1.0–2.0	1.0–2.0	965	$2,139	$2.22	1d	29	1.49mi
4839 Spindrift Psge Garland, TX	4.0	2.0	1546	$2,400	$1.55	3d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 679-char remark
2. 2026-06-18
   listed $230,000 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: $6,947 · $579/mo
• Projected year-2 tax: $6,947 · $579/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,377
• − Mortgage interest: −$12,884
• − Property taxes: −$6,947
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$6,691
• Taxable loss: −$7,194
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $-1,586/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 32,943
• Household income: $70,308
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 910.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 39% White 20% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 34% · Canada, Jamaica, Vietnam
• Languages at home: 33% English-only · Spanish 63% Vietnamese 1% Other Asian/Pacific 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: ▼ -145.65%
• Current HPI: 324.7929
• Rent YoY: ▲ 3.38%
• 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

+100.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $230,000 NTREIS
• 2004-10-29 Sold (Public Records) — Public Records
• 2004-10-26 Sold (MLS) — NTREIS
• 2004-10-01 Listing Removed — NTREIS
• 2004-09-21 Listed $115,000 NTREIS
• 2000-09-06 Sold (Public Records) — Public Records
• 1999-11-05 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $6,947 · +5.3% YoY. Source: county tax records.