614 Stafford Dr · Seagoville, TX 75159

$139,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 85 Days on market

Built 1955 Fair condition 8,625 sqft lot $145/sqft · 28% below area Est $193k · 28% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint 2-bedroom, 1-bath home situated on a large lot with mature trees. Property is currently tenant occupied, offering an excellent opportunity for investors seeking immediate rental income with a long-term tenant already in place. Continue renting, renovate and resell, or explore future redevelopment possibilities — the options are endless. Ideal for investors or owner occupants looking for a fixer-upper with potential and value in the land. Please do not approach the property or disturb the tenants without a scheduled appointment.

Key facts

• 8,625 sq ft lot
• Built 1955
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.0% in Seagoville — 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 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Seagoville El (math 19% / reading 24%, grade F, #3,470 of 4,322 statewide, top 81%, 607 students, 92% 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-school proficiency averages 20% at this address vs 34% district-wide (-14 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 (-2.9%/yr); 376 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 33% of the median local income ($73k/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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.43% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $192,892
• List price: $139,000
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Armstrong Rd	0.29mi	3/2.0 (+1)	1,007 (+5%)	2mo	$180,000	$179	68
909 N Kaufman St	0.48mi	2/2.0	1,020 (+6%)	16mo	$220,000	$216	50
509 Gibson St	0.73mi	2/1.0	880 (-8%)	20mo	$200,000	$227	35
109 W Ard St	0.76mi	2/1.0	816 (-15%)	9mo	$155,000	$190	33
1610 Woodhaven Dr	0.84mi	3/1.5 (+1)	1,090 (+14%)	8mo	$184,900	$170	29

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,284
• Equity at exit: $20,725

10-year hold

• IRR: 11.4%
• Equity multiple: 1.77×
• Total profit: $29,884
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $209,900 ($192/sqft)
• Median days on market: 5 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

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

ZIP-level market 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 376
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$729
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $558

Break-even live

Break-even rent $1,281

Max offer price $139,000

Occupancy floor 67%

Sensitivity live

Price	-10% $637	-5% $598	+0% $558	+5% $519	+10% $480
Rent	-10% $401	-5% $480	+0% $558	+5% $637	+10% $716
Rate	-1.0pp $628	-0.5pp $594	base $558	+0.5pp $522	+1.0pp $486

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,745	$1.62	31d	1	0.90mi
108 U.S. 175 Frontage Rd Seagoville, TX	2.0	2.0	1098	$2,072	$1.89	1d	10	1.04mi
108 US HWY Seagoville, TX	2.0–3.0	2.0–2.5	1392	$1,785	$1.28	0d	41	1.25mi
108 U.S. 175 Frontage Rd Unit 4209 Seagoville, TX	2.0	2.0	1096	$1,965	$1.79	5d	1	1.26mi
108 U.S. 175 Frontage Rd Unit 4202 Seagoville, TX	2.0	2.0	1096	$2,000	$1.82	3d	1	1.26mi
108 U.S. 175 Frontage Rd Unit 8209 Seagoville, TX	2.0	2.0	1096	$1,980	$1.81	3d	1	1.26mi

Property features AI

Finance

• Other: Property listed as residential single familySubdivision: Phillip Pirozzo UnrecCounty: DallasPossession negotiableListing status: Active
• Financial info: Treat as clear loan typeNo second mortgage noted
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single-family residenceOne storyBuilt in 1955Not attached to other properties
• Construction: Year built 1955
• Exterior features: Lot is less than 0.5 acre (approximately 0.198 acres)Located at the end of the street

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Paneling throughoutOne living areaOne dining areaTotal of 2 rooms
• Laundry & utility: No specific laundry details listed

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 85 DOM
2. 2026-08-06
   days on market $139,000 Active 83 DOM
3. 2026-08-05
   days on market $139,000 Active 82 DOM
4. 2026-08-04
   days on market $139,000 Active 81 DOM
5. 2026-07-31
   days on market $139,000 Active 77 DOM
6. 2026-07-30
   days on market $139,000 Active 75 DOM
7. 2026-07-28
   days on market $139,000 Active 74 DOM
8. 2026-07-26
   days on market $139,000 Active 72 DOM
9. 2026-07-24
   days on market $139,000 Active 70 DOM
10. 2026-07-23
    days on market $139,000 Active 69 DOM
11. 2026-07-22
    days on market $139,000 Active 68 DOM
12. 2026-07-20
    days on market $139,000 Active 66 DOM
13. 2026-07-18
    days on market $139,000 Active 64 DOM
14. 2026-07-18
    days on market $139,000 Active 63 DOM
15. 2026-07-16
    days on market $139,000 Active 62 DOM
16. 2026-07-15
    days on market $139,000 Active 61 DOM
17. 2026-07-14
    days on market $139,000 Active 60 DOM
18. 2026-07-13
    days on market $139,000 Active 59 DOM
19. 2026-07-13
    days on market $139,000 Active 58 DOM
20. 2026-07-11
    days on market $139,000 Active 57 DOM
21. 2026-07-10
    days on market $139,000 Active 56 DOM
22. 2026-07-09
    days on market $139,000 Active 55 DOM
23. 2026-07-07
    days on market $139,000 Active 53 DOM
24. 2026-07-06
    days on market $139,000 Active 52 DOM
25. 2026-07-06
    days on market $139,000 Active 51 DOM
26. 2026-07-05
    days on market $139,000 Active 50 DOM
27. 2026-07-03
    days on market $139,000 Active 49 DOM
28. 2026-07-02
    days on market $139,000 Active 48 DOM
29. 2026-07-01
    days on market $139,000 Active 47 DOM
30. 2026-06-30
    days on market $139,000 Active 46 DOM
31. 2026-06-29
    days on market $139,000 Active 45 DOM
32. 2026-06-28
    days on market $139,000 Active 44 DOM
33. 2026-06-27
    days on market $139,000 Active 43 DOM
34. 2026-06-26
    days on market $139,000 Active 42 DOM
35. 2026-06-24
    days on market $139,000 Active 40 DOM
36. 2026-06-22
    days on market $139,000 Active 38 DOM
37. 2026-06-21
    days on market $139,000 Active 37 DOM
38. 2026-06-18
    days on market $139,000 Active 34 DOM
39. 2026-06-17
    days on market $139,000 Active 33 DOM
40. 2026-06-16
    days on market $139,000 Active 32 DOM
41. 2026-06-15
    days on market $139,000 Active 31 DOM
42. 2026-06-13
    days on market $139,000 Active 29 DOM
43. 2026-06-09
    days on market $139,000 Active 25 DOM
44. 2026-06-08
    days on market $139,000 Active 24 DOM
45. 2026-06-07
    remarks 540-char remark
46. 2026-06-07
    days on market $139,000 Active 23 DOM
47. 2026-06-04
    days on market $139,000 Active 20 DOM
48. 2026-06-03
    days on market $139,000 Active 19 DOM
49. 2026-06-02
    days on market $139,000 Active 18 DOM
50. 2026-06-01
    days on market $139,000 Active 17 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: $2,698 · $225/mo
• Projected year-2 tax: $2,698 · $225/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 ≥110°F today · 23 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: $23,851
• − Mortgage interest: −$7,786
• − Property taxes: −$2,698
• − Insurance: −$695
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$4,044
• Taxable income: $4,812
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $5,547/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This property requires moderate renovations, including roof repair, exterior repainting, and HVAC maintenance. Landscaping and interior touch-ups will also improve its curb appeal and value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $80,000–$240,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Water_heater (hvac) — No water heater visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Weathered and in need of repainting.
• Major landscaping — Overgrown and in need of trimming and maintenance.
• Minor HVAC unit — May need cleaning and maintenance to ensure proper functioning.

Value-add opportunities

• Both Paint exterior siding and trim — Enhances curb appeal and property value. ↑
• Both Replace HVAC unit — Improves comfort and energy efficiency, attracting potential buyers/tenants. ↑
• Both Trim and maintain landscaping — Enhances curb appeal and property value. ↑
• Both Paint interior walls and trim — Enhances interior appearance and property value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Seagoville El F TX #3,470/4,322 Nat'l #32,906/41,679 Middle Seagoville Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High Seagoville H S F TX #1,445/1,632 Nat'l #14,759/17,239

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

B Composite livability gradescore 71/100

Livability — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,979,839 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 14% 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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 35%

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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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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 listed as residential single familySubdivision: Phillip Pirozzo UnrecCounty: DallasPossession negotiableListing status: Active
• Financial info: Treat as clear loan typeNo second mortgage noted
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Single-family residenceOne storyBuilt in 1955Not attached to other properties
• Construction: Year built 1955
• Exterior features: Lot is less than 0.5 acre (approximately 0.198 acres)Located at the end of the street

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Paneling throughoutOne living areaOne dining areaTotal of 2 rooms
• Laundry & utility: No specific laundry details listed

Price history

2 events — show timeline

• 2026-05-15 Listed $139,000 NTREIS
• 2019-12-02 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,698 · +49.3% YoY. Source: county tax records.