202 W Wheatland Rd · Duncanville, TX 75116

$169,998

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 190 Days on market

Built 1951 6,795 sqft lot $173/sqft · 18% below area Est $211k · 19% 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 +14.0/30.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

Key facts

• Spacious backyard
• Conveniently located
• Mature trees

Tags

• SPACIOUS BACKYARD
• MATURE TREES
• POSSIBLE REZONING POTENTIAL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $22 ($270/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 $160k (5.8% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.6% in Duncanville — 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 (#164 in TX, #4,372 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, employment C-, schools D+.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 190 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $149,598 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $210,927
• List price: $169,998
• Delta: -19.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Moore St	0.10mi	2/2.0 (-1)	988 (+1%)	11mo	$200,000	$202	76
231 W Center St	0.45mi	2/1.0 (-1)	968 (-1%)	3mo	$199,999	$207	69
227 W Center St	0.45mi	3/2.0	950 (-3%)	2mo	$275,000	$289	69
418 E Mona Ave	0.43mi	3/1.5	1,040 (+6%)	3mo	$210,000	$202	65
231 W Orange St	0.57mi	3/1.0	1,007 (+3%)	8mo	$149,900	$149	63
207 Cedar St	0.42mi	3/1.0	1,040 (+6%)	15mo	$235,000	$226	58
215 N Merrill Ave	0.56mi	3/1.0	1,070 (+9%)	2mo	$199,000	$186	57
415 Walnut St	0.68mi	3/1.0	1,092 (+11%)	2mo	$229,700	$210	48
334 W Shaw St	0.35mi	4/3.0 (+1)	1,039 (+6%)	16mo	$289,000	$278	47
339 W Cherry St	0.58mi	3/1.0	1,036 (+6%)	20mo	$220,000	$212	47
112 Brookside Dr	0.74mi	2/1.5 (-1)	1,055 (+8%)	4mo	$176,000	$167	42
255 Merribrook Trl	0.26mi	4/2.0 (+1)	1,119 (+14%)	23mo	$255,000	$228	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-26,050
• Equity at exit: $25,347

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-20,572
• Equity at exit: $14,698

Cash invested: $47,599 (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 75116

• Active inventory: 73
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$891
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $22

Break-even live

Break-even rent $1,574

Max offer price $169,998

Occupancy floor 94%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Southloop Dr Duncanville, TX	3.0	1.5	1113	$1,550	$1.39	43d	1	0.23mi
1019 S Main St Duncanville, TX	2.0	1.5	885	$1,425	$1.61	43d	1	0.33mi
333 Fouts Ave Unit 333 Fouts Duncanville, TX	3.0	2.0	980	$1,595	$1.63	43d	1	0.33mi
1303 S Main St Duncanville, TX	1.0–2.0	1.0–2.0	907	$1,805	$1.99	1d	10	0.54mi
314 Shorewood Dr Duncanville, TX	3.0	2.0	1102	$1,875	$1.70	5d	1	0.71mi
214 E Little St Duncanville, TX	2.0	1.0	672	$1,395	$2.08	43d	1	0.72mi
603 W Center St Duncanville, TX	1.0–3.0	1.0–3.0	980	$1,900	$1.94	1d	9	0.87mi
715 Hustead St Duncanville, TX	1.0–2.0	1.0–2.0	828	$1,472	$1.78	1d	4	1.01mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	43d	1	1.10mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	24d	1	1.10mi
800 N Merrill Ave Duncanville, TX	1.0–3.0	1.0–2.0	819	$1,699	$2.07	43d	28	1.11mi
605 N Alexander Ave Duncanville, TX	1.0–3.0	1.0–2.0	900	$1,350	$1.50	1d	25	1.20mi
718 Skyline Dr Unit 726 Skyline Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	43d	1	1.22mi
726 Skyline Dr Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	43d	1	1.24mi
800 Link Dr Duncanville, TX	1.0–2.0	1.0–2.0	853	$1,650	$1.93	1d	60	1.30mi
907 Fairbanks Cir Duncanville, TX	3.0	2.0	1017	$1,891	$1.86	6d	1	1.44mi
7575 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	883	$1,799	$2.04	2d	26	1.44mi

Listing history 25 events

1. 2026-06-10
   status $169,998 Pending 190 DOM
2. 2026-06-09
   days on market $169,998 Active Option Contract 190 DOM
3. 2026-06-08
   days on market $169,998 Active Option Contract 189 DOM
4. 2026-06-07
   days on market $169,998 Active Option Contract 188 DOM
5. 2026-06-04
   days on market $169,998 Active Option Contract 185 DOM
6. 2026-06-03
   days on market $169,998 Active Option Contract 184 DOM
7. 2026-06-02
   days on market $169,998 Active Option Contract 183 DOM
8. 2026-06-01
   days on market $169,998 Active Option Contract 182 DOM
9. 2026-05-31
   days on market $169,998 Active Option Contract 181 DOM
10. 2026-05-17
    historical Active Option Contract 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

11. 2026-04-29
    price $169,998 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

12. 2026-03-23
    price $180,000 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

13. 2026-02-18
    status Active 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

14. 2025-11-30
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

15. 2025-11-22
    historical Active Option Contract 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

16. 2025-09-15
    historical $1,295
17. 2025-09-11
    listed $190,000 Active 388-char remark

    Show marketing remark (388 chars)

    Excellent investment opportunity in Duncanville. This 3-bedroom, 1-bath home offers a functional layout and a spacious backyard with mature trees. Conveniently located near schools, shopping, and major highways I-20 & 67. In addition to residential use, the property presents Possible Rezoning Potential for commercial purposes, offering added flexibility for investors or developers.

18. 2025-09-09
    price $1,295
19. 2025-08-02
    price $1,395
20. 2025-07-08
    listed $1,450
21. 2024-07-30
    historical $1,295
22. 2024-07-14
    listed $1,295
23. 2013-08-23
    soldstatus
24. 2011-07-06
    soldstatus
25. 1982-01-29
    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: $3,371 · $281/mo
• Projected year-2 tax: $3,371 · $281/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 ≥110°F today · 24 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: $19,226
• − Mortgage interest: −$9,523
• − Property taxes: −$3,371
• − Insurance: −$850
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$4,945
• Taxable loss: −$2,539
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $879/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Duncanville

• Score: 74/100
• State rank: #164
• US rank: #4372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncanville, TX
• County: Dallas County · 2,612,404 people
• City population: 39,683
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,954
• Household income: $67,390
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Black 24% White 21% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Indo-European 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: ▼ -201.45%
• Current HPI: 358.5426
• Rent YoY: —
• 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

+13027.3% since first listed

16 events — show timeline

• 2026-05-17 Contingent — NTREIS
• 2026-04-29 Price Changed $169,998 NTREIS
• 2026-03-23 Price Changed $180,000 NTREIS
• 2026-02-18 Relisted — NTREIS
• 2025-11-30 Pending — NTREIS
• 2025-11-22 Contingent — NTREIS
• 2025-09-15 Rental Removed $1,295 NTREIS
• 2025-09-11 Listed $190,000 NTREIS
• 2025-09-09 Price Changed $1,295 NTREIS
• 2025-08-02 Price Changed $1,395 NTREIS
• 2025-07-08 Listed for Rent $1,450 NTREIS
• 2024-07-30 Rental Removed $1,295 NTREIS
• 2024-07-14 Listed for Rent $1,295 NTREIS
• 2013-08-23 Sold (Public Records) — Public Records
• 2011-07-06 Sold (Public Records) — Public Records
• 1982-01-29 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,371 · +13.2% YoY. Source: county tax records.