2620 La Cala Dr · Grand Prairie, TX 75054

$325,000

2 bd · 2.5 ba · 1,419 sqft · Townhouse public records · 119 Days on market

Built 2021 Excellent condition 2,091 sqft lot 2-car garage $229/sqft · 8% below area Est $352k · 8% under $261/mo HOA · 11% of rent ↓ 12% since listing

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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 +11.0/15.0
• Appreciation +4.8/10.0
• Condition / age +4.8/5.0
• Cash flow +4.7/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

AVAILABLE FEB WITH OVER $17K IN UPGRADES! Grenadier Homes is bringing their smart-sized, energy-efficient Townhomes to Mira Lagos, the newest phase in the prestigious master-planned community in Grand Prairie. Our two-story townhomes feature 2- Car garages and fenced front courtyards. Two and three bedroom plans available.

Key facts

• Walk-in closet
• Breakfast bar
• $261 HOA

Tags

• LARGE ENSUITE BEDROOMS
• STAND-UP SHOWER WITH SEATING
• WALK-IN CLOSET
• GRAY GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-810 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (27.1% below list).
• Recommended offer: $182k (44.0% below list) — sets the bar for cash-flow.

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.
• Cedar Hill ISD (suburban): math 19% / reading 35% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: High Pointe El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 328 students, 84% FRL); Bessie Coleman Middle (math 12% / reading 32%, grade F, #1,360 of 1,662 statewide, top 83%, 649 students, 72% FRL); Cedar Hill H S (math 13% / reading 39%, grade F, #1,234 of 1,632 statewide, top 76%, 2,197 students, 68% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 163 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 17% of the median local income ($163k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $677 of equity ($2k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• 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 119 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,896 (44.0% 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. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.68%
• DSCR: 0.52
• GRM: 11.4

CMA / ARV

• ARV (median comp): $352,270
• List price: $325,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7317 Concha Dr	0.03mi	2/2.5	1,419 (0%)	3mo	$315,000	$222	96
2617 St Helena Ln	0.07mi	2/2.0	1,444 (+2%)	8mo	$364,480	$252	85
2619 St Helena Ln	0.07mi	2/2.0	1,373 (-3%)	6mo	$349,900	$255	84
7228 Merlot Pl	0.15mi	2/2.0	1,381 (-3%)	3mo	$325,000	$235	84
7236 Calistoga Ln	0.17mi	2/2.0	1,367 (-4%)	1mo	$325,000	$238	83
2613 St Helena Ln	0.07mi	2/2.0	1,444 (+2%)	11mo	$370,415	$257	83
7247 Sauvignon Way	0.10mi	2/2.0	1,376 (-3%)	8mo	$360,900	$262	82
7227 Calistoga Ln	0.20mi	2/2.0	1,376 (-3%)	3mo	$325,000	$236	81
2613 Chablis Dr	0.09mi	2/2.0	1,373 (-3%)	12mo	$385,662	$281	78
7232 Merlot Pl	0.15mi	2/2.0	1,376 (-3%)	11mo	$419,481	$305	77
7234 Merlot Pl	0.15mi	2/2.0	1,374 (-3%)	11mo	$439,900	$320	77
2621 St Helena Ln	0.07mi	2/2.0	1,547 (+9%)	6mo	$359,900	$233	75

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

Projected returns pro-forma

-0.48% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.23×
• Total profit: $-69,880
• Equity at exit: $86,597

10-year hold

• IRR: -11.4%
• Equity multiple: -0.08×
• Total profit: $-98,667
• Equity at exit: $98,077

Cash invested: $91,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $345,000 ($235/sqft)
• Median days on market: 36 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75054

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 163
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$582 /mo · $6,986/yr
• Insurance: −$135
• HOA: −$261
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-810

Break-even live

Break-even rent $3,396

Max offer price $181,896

Occupancy floor —

Sensitivity live

Price	-10% $-626	-5% $-718	+0% $-810	+5% $-902	+10% $-994
Rent	-10% $-997	-5% $-904	+0% $-810	+5% $-716	+10% $-623
Rate	-1.0pp $-646	-0.5pp $-727	base $-810	+0.5pp $-894	+1.0pp $-980

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: $81,250
• Closing costs: $9,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7323 Ventura Ln Grand Prairie, TX	3.0	2.5	1810	$2,600	$1.44	81d	1	0.01mi
7310 Concha Dr Grand Prairie, TX	3.0	2.5	1810	$2,899	$1.60	139d	1	0.08mi
7328 Concha Dr Grand Prairie, TX	3.0	2.5	1824	$2,895	$1.59	139d	1	0.08mi
7332 Concha Dr Grand Prairie, TX	3.0	2.5	1810	$2,899	$1.60	139d	1	0.08mi
2629 S Grand Peninsula Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	1007	$1,885	$1.87	40d	12	0.08mi
2621 Chablis Dr Grand Prairie, TX	2.0	2.0	1390	$2,350	$1.69	20d	1	0.10mi
7220 Merlot Pl Grand Prairie, TX	2.0	2.0	1376	$2,395	$1.74	4d	1	0.17mi
7402 Lake Ridge Pkwy Grand Prairie, TX	1.0–3.0	1.0–3.0	1075	$1,948	$1.81	0d	35	0.23mi
7434 Lake Ridge Pkwy Cedar Hill, TX	2.0	2.0	1080	$1,151	$1.07	19d	1	0.47mi
7165 Lake Ridge Pkwy Grand Prairie, TX	1.0–3.0	1.0–2.0	1035	$2,385	$2.30	0d	25	0.79mi
3208 Serpis Grand Prairie, TX	3.0	2.0	1785	$2,500	$1.40	79d	1	1.35mi
3248 Serpis Grand Prairie, TX	3.0	2.0	1764	$1,680	$0.95	10d	1	1.45mi
3256 Fluvia Grand Prairie, TX	3.0	2.0	1829	$2,350	$1.28	5d	1	1.48mi

Property features AI

Finance

• Other: Property restrictions: No smoking, no sublease, no waterbeds
• HOA & community: Mandatory associationMonthly HOA fee of $261HOA covers front yard maintenance and full use of community facilitiesHOA managed by Legacy Southwest Property Management

Exterior

• Parking: DrivewayCovered parking for 2 vehiclesAttached 2-car garage with single door
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Attached townhouseResidential propertyBuilt in 2021Entry on main level
• Construction: Brick and vinyl siding exteriorComposition/shingle roofSlab foundation
• Exterior features: In-ground poolWood fencingFront yard maintenance included by association

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Ceramic tileLuxury vinyl plank
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heatingFireplace heatingCentral air conditioningCeiling fans
• Interior features: Cable TV availableWindow coveringsDecorative see-through stone fireplace with glass doors (serves family room and living room)Two levels

Listing history 50 events

1. 2026-09-24
   days on market $325,000 Active 119 DOM
2. 2026-09-23
   days on market $325,000 Active 118 DOM
3. 2026-09-22
   days on market $325,000 Active 117 DOM
4. 2026-09-21
   days on market $325,000 Active 116 DOM
5. 2026-09-20
   days on market $325,000 Active 115 DOM
6. 2026-09-19
   days on market $325,000 Active 114 DOM
7. 2026-09-18
   days on market $325,000 Active 113 DOM
8. 2026-09-17
   days on market $325,000 Active 112 DOM
9. 2026-09-16
   days on market $325,000 Active 111 DOM
10. 2026-09-15
    days on market $325,000 Active 110 DOM
11. 2026-09-14
    days on market $325,000 Active 109 DOM
12. 2026-09-13
    days on market $325,000 Active 108 DOM
13. 2026-09-12
    days on market $325,000 Active 107 DOM
14. 2026-09-11
    days on market $325,000 Active 106 DOM
15. 2026-09-05
    days on market $325,000 Active 100 DOM
16. 2026-09-04
    pricedays on market $325,000 Active 99 DOM
17. 2026-08-31
    days on market $290,000 Active 95 DOM
18. 2026-08-30
    days on market $290,000 Active 94 DOM
19. 2026-08-29
    days on market $290,000 Active 93 DOM
20. 2026-08-28
    days on market $290,000 Active 92 DOM
21. 2026-08-27
    days on market $290,000 Active 91 DOM
22. 2026-08-26
    days on market $290,000 Active 90 DOM
23. 2026-08-25
    days on market $290,000 Active 89 DOM
24. 2026-08-24
    days on market $290,000 Active 88 DOM
25. 2026-08-23
    days on market $290,000 Active 87 DOM
26. 2026-08-22
    days on market $290,000 Active 86 DOM
27. 2026-08-21
    days on market $290,000 Active 85 DOM
28. 2026-08-20
    days on market $290,000 Active 84 DOM
29. 2026-08-19
    days on market $290,000 Active 83 DOM
30. 2026-08-18
    days on market $290,000 Active 82 DOM
31. 2026-08-17
    days on market $290,000 Active 81 DOM
32. 2026-08-16
    days on market $290,000 Active 80 DOM
33. 2026-08-15
    days on market $290,000 Active 79 DOM
34. 2026-08-14
    days on market $290,000 Active 78 DOM
35. 2026-08-13
    days on market $290,000 Active 77 DOM
36. 2026-08-12
    days on market $290,000 Active 76 DOM
37. 2026-08-11
    days on market $290,000 Active 75 DOM
38. 2026-08-10
    days on market $290,000 Active 74 DOM
39. 2026-08-09
    days on market $290,000 Active 73 DOM
40. 2026-08-08
    days on market $290,000 Active 72 DOM
41. 2026-08-06
    days on market $290,000 Active 70 DOM
42. 2026-08-05
    days on market $290,000 Active 69 DOM
43. 2026-08-04
    days on market $290,000 Active 68 DOM
44. 2026-08-03
    days on market $290,000 Active 67 DOM
45. 2026-07-31
    days on market $290,000 Active 64 DOM
46. 2026-07-30
    days on market $290,000 Active 63 DOM
47. 2026-07-30
    days on market $290,000 Active 62 DOM
48. 2026-07-28
    days on market $290,000 Active 61 DOM
49. 2026-07-26
    days on market $290,000 Active 59 DOM
50. 2026-07-24
    days on market $290,000 Active 57 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: $6,986 · $582/mo
• Projected year-2 tax: $6,986 · $582/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 7/10 Severe 7 d/yr ≥111°F today · 25 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: $28,448
• − Mortgage interest: −$18,205
• − Property taxes: −$6,986
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$3,132
• − Depreciation: −$9,455
• Taxable loss: −$15,506
• Est. tax savings @ 24.0%: +$3,721
• After-tax cash flow: $-5,999/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This modern townhome in Mira Lagos is in excellent condition with a well-maintained exterior and interior. It offers a good return on investment with potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants. ↑
• Both Add smart lighting system — A smart lighting system can enhance the home's ambiance and energy efficiency, making it more attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary High Pointe El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Bessie Coleman Middle F TX #1,360/1,662 Nat'l #11,208/14,009 High Cedar Hill H S F TX #1,234/1,632 Nat'l #12,251/17,239

Schools (NCES district)

• District: Cedar Hill ISD
• NCES district ID: 4813230
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $64,438
• Composite: 25.04/100
• National rank: #7548
• State rank: #643 of 826 in TX

A Composite livability gradescore 80/100

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: Tarrant County · 2,979,839 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,388
• Household income: $163,229
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 14% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 3% Welsh 2% Portuguese 2%
• Foreign-born: 19% · Vietnam, Canada
• Languages at home: 80% English-only · Spanish 6% Vietnamese 5% French/Haitian/Cajun 2%

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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: ▼ -0.48%
• Current HPI: 175.3166
• Rent YoY: ▲ 2.25%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Property restrictions: No smoking, no sublease, no waterbeds
• HOA & community: Mandatory associationMonthly HOA fee of $261HOA covers front yard maintenance and full use of community facilitiesHOA managed by Legacy Southwest Property Management

Exterior

• Parking: DrivewayCovered parking for 2 vehiclesAttached 2-car garage with single door
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Attached townhouseResidential propertyBuilt in 2021Entry on main level
• Construction: Brick and vinyl siding exteriorComposition/shingle roofSlab foundation
• Exterior features: In-ground poolWood fencingFront yard maintenance included by association

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Ceramic tileLuxury vinyl plank
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heatingFireplace heatingCentral air conditioningCeiling fans
• Interior features: Cable TV availableWindow coveringsDecorative see-through stone fireplace with glass doors (serves family room and living room)Two levels

Price history

-12.5% since first listed

20 events — show timeline

• 2026-05-28 Listed $290,000 NTREIS
• 2025-08-15 Rental Removed $2,300 NTREIS
• 2025-08-06 Listed for Rent $2,300 NTREIS
• 2025-01-16 Rental Removed $2,500 NTREIS
• 2025-01-15 Rental Removed $2,500 RENT.
• 2024-12-31 Price Changed $2,500 RENT.
• 2024-12-28 Price Changed $2,500 NTREIS
• 2024-12-24 Price Changed $2,550 RENT.
• 2024-12-21 Price Changed $2,550 NTREIS
• 2024-12-07 Price Changed $2,600 NTREIS
• 2024-11-24 Price Changed $2,650 NTREIS
• 2024-11-15 Listed for Rent $2,700 RENT.
• 2024-11-13 Listed for Rent $2,700 NTREIS
• 2022-06-14 Price Changed $2,950 RENT.
• 2022-05-12 Sold (Public Records) — Public Records
• 2022-05-11 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-01-14 Pending — NTREIS
• 2021-09-23 Contingent — NTREIS
• 2021-06-24 Listed $331,268 NTREIS

Property tax history

+75.3%/yr

Latest (2025): $6,986 · -9.1% YoY. Source: county tax records.