13741 Biggs St · Dallas, TX 75253

$209,700

3 bd · 2.0 ba · 1,218 sqft · MultiFamily public records · 194 Days on market

Built 2003 5,053 sqft lot $172/sqft · 21% below area Est $266k · 21% 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 +9.3/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

Key facts

• 5,053 sq ft lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (12.0% below list).
• Recommended offer: $183k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 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: Kleberg El (math 29% / reading 32%, grade F, #2,464 of 4,322 statewide, top 58%, 816 students, 89% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 125 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/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

• It's been on market 194 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $182,593 (12.9% 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 194 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $266,411
• List price: $209,700
• Delta: -21.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.16×
• Total profit: $-49,032
• Equity at exit: $31,267

10-year hold

• IRR: -36.9%
• Equity multiple: -0.29×
• Total profit: $-75,656
• Equity at exit: $18,131

Cash invested: $58,716 (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 75253

• Home prices YoY: -7.2%
• Rents YoY: -0.6%
• Active inventory: 125
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,100
• Tax from tax record: −$424 /mo · $5,083/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-153

Break-even live

Break-even rent $2,039

Max offer price $182,593

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-94	+0% $-153	+5% $-213	+10% $-272
Rent	-10% $-299	-5% $-226	+0% $-153	+5% $-81	+10% $-8
Rate	-1.0pp $-48	-0.5pp $-100	base $-153	+0.5pp $-208	+1.0pp $-263

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: $52,425
• Closing costs: $6,291
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13637 Biggs St Dallas, TX	3.0	2.0	1227	$1,700	$1.39	6d	1	0.11mi
13631 Biggs St Dallas, TX	3.0	2.0	1272	$1,595	$1.25	45d	1	0.12mi
1612 Hunterwood Dr Dallas, TX	2.0	1.0	948	$1,595	$1.68	9d	1	0.43mi
1367 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,909	$1.45	24d	1	0.66mi
1334 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,800	$1.37	45d	1	0.69mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,760	$1.34	4d	1	0.69mi
1310 Barrel Dr Dallas, TX	3.0	2.0	1315	$1,826	$1.39	15d	1	0.69mi
13660 C F Hawn Fwy Dallas, TX	2.0	1.0–2.0	671	$1,475	$2.20	0d	34	0.77mi
1717 Round House Ln Dallas, TX	3.0	2.0	1260	$2,099	$1.67	9d	1	0.97mi
1759 Round House Ln Unit 1546066P Dallas, TX	3.0	2.0	1442	$3,430	$2.38	16d	1	0.98mi
2809 N Highway 175 Seagoville, TX	3.0	1.0	998	$1,300	$1.30	0d	1	1.10mi
2709 Lexington St Seagoville, TX	3.0	2.0	1215	$1,820	$1.50	1d	1	1.11mi
14311 Skyfrost Dr Dallas, TX	3.0	2.0	1140	$1,499	$1.31	24d	1	1.20mi
12248 Ortega St Dallas, TX	3.0	2.0	1346	$1,970	$1.46	5d	1	1.24mi
12416 Fish Rd Dallas, TX	4.0	2.0	1427	$2,011	$1.41	7d	1	1.33mi
2222 Echo Lake Dr Dallas, TX	3.0	2.0	1350	$1,850	$1.37	18d	1	1.44mi
272 W Lawson Rd Dallas, TX	3.0	1.0	896	$1,329	$1.48	9d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $209,700 Active 194 DOM
2. 2026-06-18
   days on market $209,700 Active 191 DOM
3. 2026-06-17
   days on market $209,700 Active 190 DOM
4. 2026-06-16
   days on market $209,700 Active 189 DOM
5. 2026-06-15
   days on market $209,700 Active 188 DOM
6. 2026-06-13
   days on market $209,700 Active 186 DOM
7. 2026-06-09
   days on market $209,700 Active 182 DOM
8. 2026-06-08
   days on market $209,700 Active 181 DOM
9. 2026-06-07
   days on market $209,700 Active 180 DOM
10. 2026-06-04
    days on market $209,700 Active 177 DOM
11. 2026-06-03
    days on market $209,700 Active 176 DOM
12. 2026-06-02
    days on market $209,700 Active 175 DOM
13. 2026-06-02
    days on market $209,700 Active 174 DOM
14. 2026-05-31
    days on market $209,700 Active 173 DOM
15. 2026-05-06
    price $209,700 307-char remark

    Show marketing remark (307 chars)

    This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

16. 2026-04-15
    price $219,700 307-char remark

    Show marketing remark (307 chars)

    This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

17. 2026-03-03
    price $224,700 307-char remark

    Show marketing remark (307 chars)

    This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

18. 2026-02-12
    price $229,700 307-char remark

    Show marketing remark (307 chars)

    This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

19. 2025-12-09
    listed $235,000 Active 307-char remark

    Show marketing remark (307 chars)

    This fully remodeled 3-bedroom, 2-bath home with a 2-car garage is move-in ready with fresh paint, new vinyl flooring, and updated bathrooms. Affordable and budget-friendly, it’s an ideal opportunity to step into homeownership — low down payment options may be available to help you get started!

20. 2025-12-04
    historical
21. 2025-10-30
    listed $250,000 Active
22. 2025-06-03
    soldstatus
23. 2010-04-09
    soldstatus
24. 2010-02-19
    historical
25. 2010-02-15
    listed $64,900
26. 2009-11-20
    soldstatus

ⓘ 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: $5,083 · $424/mo
• Projected year-2 tax: $5,083 · $424/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,135
• − Mortgage interest: −$11,746
• − Property taxes: −$5,083
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$6,100
• Taxable loss: −$5,385
• Est. tax savings @ 24.0%: +$1,292
• After-tax cash flow: $-549/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): 24,395
• Household income: $60,874
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 497.0

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 35% White 15% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 32% · Canada
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -27.55%
• Current HPI: 357.4375
• Rent YoY: ▼ -0.58%
• 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

+223.1% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $209,700 NTREIS
• 2026-04-15 Price Changed $219,700 NTREIS
• 2026-03-03 Price Changed $224,700 NTREIS
• 2026-02-12 Price Changed $229,700 NTREIS
• 2025-12-09 Listed $235,000 NTREIS
• 2025-12-04 Listing Removed — NTREIS
• 2025-10-30 Listed $250,000 NTREIS
• 2025-06-03 Sold (Public Records) — Public Records
• 2010-04-09 Sold (MLS) — NTREIS
• 2010-02-19 Listing Removed — NTREIS
• 2010-02-15 Listed $64,900 NTREIS
• 2009-11-20 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,083 · +13.3% YoY. Source: county tax records.