5916 Alcova Ln · Dallas, TX 75249

$265,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 20 Days on market

Built 1999 6,534 sqft lot $187/sqft · 8% below area Est $289k · 8% under $22/mo HOA · 1% of rent

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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 +11.2/15.0
• Cash flow +10.5/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• 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

Come see this IMMACULATE home. Home close to I-20 and Cedar Hill Mall. This 3 bedrooms 2 bath home has great wood trims and crown moldings throughout. Ceramic tile on entry, living, kitchen and all bathrooms. Laminate on master bedroom and carpet on the other 2 bedrooms. Stainless steel kitchen appliances. Has beautiful paint colors throughout that makes this home warm and inviting.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Property treated as clear for loan purposes; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA (Fox Hollow); HOA management handles management fees; HOA fee $266 annually

Exterior

• Parking: Attached 2-car garage (approx. 20' x 20'); 2 covered parking spaces; Garage with door opener
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Entry level living; Subdivision: Fox Hollow
• Construction: Built in 1999; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Front porch; Patio; Wood fencing; Few trees; Landscaped yard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms, all on the entry level; Primary bedroom on the entry level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; High-speed internet available; Window coverings; Fireplace (wood burning); One living area; One dining area; Total of 4 rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (8.8% below list).
• Recommended offer: $241k (9.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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.
• Zoned schools: Cj & Anne Hyman El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 456 students, 77% FRL).
• Market conditions: 50 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($86k/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 $8k 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 20 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,631 (9.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

• ARV (median comp): $288,884
• List price: $265,000
• Delta: -8.27%
• 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
5916 Alcova Ln	0.00mi	3/2.0	1,419 (0%)	0mo	$265,000	$187	100
5589 Hunters Bend Ln	0.31mi	3/2.0	1,465 (+3%)	3mo	$216,900	$148	78
6527 Portside Ridge Ln	0.40mi	3/2.0	1,493 (+5%)	0mo	$318,000	$213	72
5715 Wisdom Creek Dr	0.32mi	3/2.0	1,581 (+11%)	6mo	$285,000	$180	61
5714 Firethorn Dr	0.36mi	3/2.0	1,260 (-11%)	6mo	$269,900	$214	60
5743 Wisdom Creek Dr	0.28mi	3/2.0	1,605 (+13%)	12mo	$299,000	$186	55
5539 Mandarin Way	0.37mi	3/2.0	1,611 (+14%)	9mo	$284,299	$176	53
5763 Wisdom Creek Dr	0.26mi	3/2.0	1,590 (+12%)	18mo	$299,995	$189	53
5545 Hunters Bend Ln	0.40mi	3/2.0	1,575 (+11%)	13mo	$300,000	$190	52
5612 High Creek Dr	0.54mi	3/2.5	1,520 (+7%)	14mo	$339,000	$223	49
5648 Centeridge Dr	0.64mi	4/2.0 (+1)	1,590 (+12%)	5mo	$300,000	$189	41
6305 Pool View Dr	0.62mi	3/2.0	1,631 (+15%)	8mo	$300,000	$184	39

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-51,558
• Equity at exit: $39,512

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-55,520
• Equity at exit: $22,912

Cash invested: $74,200 (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 75249

• Home prices YoY: -6.3%
• Active inventory: 50
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$526 /mo · $6,308/yr
• Insurance: −$110
• HOA: −$22
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-138

Break-even live

Break-even rent $2,592

Max offer price $240,631

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5904 Alcova Ln Dallas, TX	3.0	2.0	1647	$2,200	$1.34	7d	1	0.04mi
8413 Canvasback Ln Dallas, TX	3.0	2.0	1631	$2,200	$1.35	2d	1	0.43mi
8423 Creekbluff Dr Dallas, TX	4.0	2.0	1746	$2,550	$1.46	43d	1	0.77mi
8015 W Camp Wisdom Rd Dallas, TX	1.0–3.0	1.0–2.0	1129	$2,183	$1.93	2d	19	0.84mi
7525 Ashcrest Ln Dallas, TX	4.0	2.0	1625	$2,949	$1.81	1d	1	1.11mi
7521 Ashcrest Ln Dallas, TX	3.0	2.0	1772	$2,111	$1.19	43d	1	1.13mi
6623 Mountain Trl Dallas, TX	3.0	2.5	1536	$2,400	$1.56	43d	1	1.22mi
7455 W Camp Wisdom Rd Dallas, TX	1.0–2.0	1.0–2.0	806	$2,327	$2.89	3d	11	1.39mi
9504 Cutleaf Ct Dallas, TX	4.0	2.0	1830	$2,316	$1.27	43d	1	1.45mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 19 events

1. 2026-05-12
   historical Active Option Contract 721-char remark
2. 2026-05-07
   listed $265,000 Active 721-char remark
3. 2017-07-05
   soldstatus
4. 2017-06-29
   soldstatus Sold 385-char remark

   Show marketing remark (385 chars)

   Come see this IMMACULATE home. Home close to I-20 and Cedar Hill Mall. This 3 bedrooms 2 bath home has great wood trims and crown moldings throughout. Ceramic tile on entry, living, kitchen and all bathrooms. Laminate on master bedroom and carpet on the other 2 bedrooms. Stainless steel kitchen appliances. Has beautiful paint colors throughout that makes this home warm and inviting.

5. 2017-05-26
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Come see this IMMACULATE home. Home close to I-20 and Cedar Hill Mall. This 3 bedrooms 2 bath home has great wood trims and crown moldings throughout. Ceramic tile on entry, living, kitchen and all bathrooms. Laminate on master bedroom and carpet on the other 2 bedrooms. Stainless steel kitchen appliances. Has beautiful paint colors throughout that makes this home warm and inviting.

6. 2017-05-18
   historical Active Option Contract 385-char remark

   Show marketing remark (385 chars)

   Come see this IMMACULATE home. Home close to I-20 and Cedar Hill Mall. This 3 bedrooms 2 bath home has great wood trims and crown moldings throughout. Ceramic tile on entry, living, kitchen and all bathrooms. Laminate on master bedroom and carpet on the other 2 bedrooms. Stainless steel kitchen appliances. Has beautiful paint colors throughout that makes this home warm and inviting.

7. 2017-05-15
   listed $155,000 Active 385-char remark

   Show marketing remark (385 chars)

   Come see this IMMACULATE home. Home close to I-20 and Cedar Hill Mall. This 3 bedrooms 2 bath home has great wood trims and crown moldings throughout. Ceramic tile on entry, living, kitchen and all bathrooms. Laminate on master bedroom and carpet on the other 2 bedrooms. Stainless steel kitchen appliances. Has beautiful paint colors throughout that makes this home warm and inviting.

8. 2016-08-31
   historical
9. 2016-08-26
   listed $150,000 Active
10. 2011-04-03
    historical
11. 2010-10-02
    listed $125,900 Active
12. 2005-12-16
    soldstatus
13. 2005-12-08
    soldstatus
14. 2005-11-09
    historical
15. 2005-09-13
    listed $124,900
16. 2004-03-01
    soldstatus
17. 2004-02-25
    soldstatus
18. 2004-02-07
    historical
19. 2004-01-22
    listed $114,900

ⓘ 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: $6,308 · $526/mo
• Projected year-2 tax: $6,308 · $526/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 ≥109°F today · 26 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,010
• − Mortgage interest: −$14,844
• − Property taxes: −$6,308
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$264
• − Depreciation: −$7,709
• Taxable loss: −$6,082
• Est. tax savings @ 24.0%: +$1,460
• After-tax cash flow: $-196/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 — 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): 16,447
• Household income: $85,500
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 363.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 35% Two or more races 14% White 7% Asian 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 1% Swedish 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Tagalog/Filipino 2% Vietnamese 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: ▼ -19.84%
• Current HPI: 295.4071
• 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

+130.6% since first listed

21 events — show timeline

• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-27 Pending — NTREIS
• 2026-05-12 Contingent — NTREIS
• 2026-05-07 Listed $265,000 NTREIS
• 2017-07-05 Sold (Public Records) — Public Records
• 2017-06-29 Sold (MLS) — NTREIS
• 2017-05-26 Pending — NTREIS
• 2017-05-18 Contingent — NTREIS
• 2017-05-15 Listed $155,000 NTREIS
• 2016-08-31 Listing Removed — NTREIS
• 2016-08-26 Listed $150,000 NTREIS
• 2011-04-03 Listing Removed — NTREIS
• 2010-10-02 Listed $125,900 NTREIS
• 2005-12-16 Sold (Public Records) — Public Records
• 2005-12-08 Sold (MLS) — NTREIS
• 2005-11-09 Listing Removed — NTREIS
• 2005-09-13 Listed $124,900 NTREIS
• 2004-03-01 Sold (Public Records) — Public Records
• 2004-02-25 Sold (MLS) — NTREIS
• 2004-02-07 Listing Removed — NTREIS
• 2004-01-22 Listed $114,900 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $6,308 · -0.2% YoY. Source: county tax records.