3738 Lovingood Dr · Dallas, TX 75241

$210,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 5 Days on market

Built 1958 7,593 sqft lot Est $177k · 19% over

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Why this score? — see what drove the F 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 +6.4/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this stunning 3 bedroom 2 bathroom home! Completely move in ready! As you drive up you will be greeted with a gorgeous curb appeal including a concrete driveway and walkway leading you straight to the front door. Inside, the open-concept layout connects the living, dining, and kitchen areas, creating a comfortable and functional space for everyday living. Don't miss the beautiful quartz and gold finishes. You will also find 3 great sized bedrooms all with brand new carpet and their own celing fan with a hand help control. You will also enjoy the fully updated restrooms that showcase modern touches with beautiful gold hardware. In the backyard you will find a fully fenced bac

Key facts

• 7,593 sq ft lot
• Built 1958
• Listed 5 days

Property features AI

Finance

• Other: Listing is active under contract; Possession at closing/funding
• Financial info: Second mortgage: none; Loan type listed as 'Treat As Clear'
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; Co-op electric; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1958
• Exterior features: Lot in Highland Hills subdivision; Lot under 0.5 acre (approximately 0.174 acres); Parcel number available

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Decorative lighting; One living area; One dining area; Two total rooms (room count listed as 2)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (33.2% below list).
• Recommended offer: $140k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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).
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-15 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); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $210k implies a 402% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $140,232 (33.2% 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $177,060
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 Bluffman Dr	0.21mi	3/1.0 (+1)	957 (+5%)	13mo	$195,000	$204	66
3855 Morningview Dr	0.10mi	3/1.0 (+1)	966 (+6%)	23mo	$210,000	$217	61
3743 Stateoak Dr	0.37mi	3/1.0 (+1)	800 (-12%)	8mo	$107,000	$134	51
3734 Stateoak Dr	0.40mi	2/1.0	792 (-13%)	12mo	$150,000	$189	50
3923 Mehalia Dr	0.45mi	3/1.5 (+1)	924 (+2%)	24mo	$180,000	$195	49
4250 Mehalia Dr	0.70mi	3/1.0 (+1)	1,044 (+15%)	7mo	$185,000	$177	31

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: -32.7%
• Equity multiple: -0.04×
• Total profit: $-61,362
• Equity at exit: $31,312

10-year hold

• IRR: -61.0%
• Equity multiple: -0.69×
• Total profit: $-99,123
• 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: 207
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$284 /mo · $3,411/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-365

Break-even live

Break-even rent $1,865

Max offer price $145,491

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-306	+0% $-365	+5% $-425	+10% $-484
Rent	-10% $-476	-5% $-421	+0% $-365	+5% $-310	+10% $-254
Rate	-1.0pp $-259	-0.5pp $-312	base $-365	+0.5pp $-420	+1.0pp $-475

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	25d	1	0.18mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$963	$1.17	8d	7	0.21mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$880	$0.97	0d	8	0.35mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,508	$1.45	4d	7	0.47mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$1,788	$1.90	2d	9	0.52mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,384	$1.35	0d	31	0.66mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,318	$1.59	44d	3	1.03mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	18d	1	1.12mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	44d	1	1.22mi
4343 Riverside Dr Dallas, TX	1.0	1.0	630	$966	$1.53	44d	1	1.33mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	4d	1	1.36mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,100	$1.07	4d	1	1.37mi
3460 South Loop 12 Dallas, TX	2.0	1.5	867	$1,150	$1.33	7d	1	1.38mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	25d	1	1.38mi
3460 South Loop 12 Dallas, TX	1.0	1.0	650	$999	$1.54	19d	1	1.38mi
3460 South Loop 12 Dallas, TX	1.0–2.0	1.0–1.5	758	$1,150	$1.52	13d	2	1.38mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	44d	3	1.39mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,330	$2.58	44d	7	1.46mi

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   historical Active Option Contract
3. 2026-05-04
   listed $210,000 Active
4. 2026-03-23
   soldstatus
5. 2026-03-20
   soldstatus
6. 1999-06-23
   soldstatus
7. 1990-09-27
   soldstatus $41,860

ⓘ 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: $3,411 · $284/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$432/yr (+$36/mo · 12.7%)

ⓘ 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: $16,828
• − Mortgage interest: −$11,763
• − Property taxes: −$3,411
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$6,109
• Taxable loss: −$8,198
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-2,415/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

+401.7% since first listed

7 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-05-04 Listed $210,000 NTREIS
• 2026-03-23 Sold (Public Records) — Public Records
• 2026-03-20 Sold (Public Records) — Public Records
• 1999-06-23 Sold (Public Records) — Public Records
• 1990-09-27 Sold (Public Records) $41,860 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,411 · -0.4% YoY. Source: county tax records.