65 W Townhouse Ln #17 · Grand Prairie, TX 75052

$199,357

3 bd · 3.0 ba · 1,540 sqft · Townhouse public records · 32 Days on market

Built 1971 1,703 sqft lot Est $202k · at est. $208/mo HOA · 10% 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).

• Cash flow +12.2/30.0
• ARV discount +8.0/15.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a quiet, well-maintained neighborhood, this spacious two-story townhouse features 3 bedrooms and 3 bathrooms with a versatile, functional layout. Partially updated and equipped with all new appliances, the home offers a solid foundation for your personal touches and future improvements. Generous living areas provide comfort and flexibility for a variety of lifestyles, whether you're looking for a primary residence or an investment opportunity. Don’t miss your chance to own a property with both immediate livability and long-term potential—schedule your private showing today and imagine the possibilities!

Key facts

• $208 HOA
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $192k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.7% in Grand Prairie — 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 80/100 on livability (#33 in TX, #1,660 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Grand Prairie ISD (suburban): math 29% / reading 35% proficiency, ranked #572 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mike Moseley El (math 41% / reading 48%, grade F, #1,155 of 4,322 statewide, top 29%, 614 students, 69% FRL).
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Grand Prairie ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 289 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 32 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $46k; list at $199k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,366 (3.5% 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 32 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $201,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 W Mountain Creek Dr #16	0.03mi	3/3.0	1,540 (0%)	4mo	$199,900	$130	95
32 W Creek Ln #2	0.14mi	3/3.0	1,540 (0%)	7mo	$219,900	$143	87
20 W Townhouse Ln #34	0.12mi	3/2.5	1,562 (+1%)	9mo	$193,000	$124	82
99 W Mountain Creek Dr #14	0.05mi	3/3.0	1,540 (0%)	21mo	$175,000	$114	80
18 E Mountain Ln	0.28mi	3/2.5	1,568 (+2%)	2mo	$199,000	$127	80
17 W Mountain Ln #38	0.16mi	3/2.5	1,452 (-6%)	9mo	$215,000	$148	74
10 E Mountain Creek Dr #25	0.19mi	3/2.0	1,424 (-8%)	1mo	$210,000	$147	74
82 E Mountain Creek Ct #1	0.34mi	3/3.0	1,584 (+3%)	10mo	$135,000	$85	71
76 E Mountain Creek Dr	0.26mi	2/2.5 (-1)	1,600 (+4%)	6mo	$210,000	$131	70
34 E Mountain Ln	0.26mi	3/3.0	1,656 (+8%)	22mo	$200,000	$121	57
46 E Mountain Creek Ct #6	0.37mi	2/2.5 (-1)	1,440 (-6%)	13mo	$205,000	$142	54
17 E Mountain Creek Ct #9	0.32mi	3/2.0	1,388 (-10%)	14mo	$189,900	$137	53

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 · 0.08% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-40,605
• Equity at exit: $29,725

10-year hold

• IRR: -27.9%
• Equity multiple: -0.09×
• Total profit: $-60,934
• Equity at exit: $17,237

Cash invested: $55,820 (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 75052

• Home prices YoY: -26.3%
• Rents YoY: 0.1%
• Active inventory: 289
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,045
• Tax from tax record: −$367 /mo · $4,403/yr
• Insurance: −$83
• HOA: −$208
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-40

Break-even live

Break-even rent $2,156

Max offer price $192,366

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $17	+0% $-40	+5% $-96	+10% $-152
Rent	-10% $-206	-5% $-123	+0% $-40	+5% $44	+10% $127
Rate	-1.0pp $61	-0.5pp $11	base $-40	+0.5pp $-91	+1.0pp $-144

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: $49,839
• Closing costs: $5,981
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 W Townhouse Ln #18 Grand Prairie, TX	3.0	2.5	1452	$1,900	$1.31	44d	1	0.02mi
42 W Mountain Creek Dr Unit 3 Grand Prairie, TX	3.0	3.0	1584	$3,400	$2.15	0d	1	0.08mi
36 W Creek Ln Grand Prairie, TX	2.0	1.5	1136	$1,500	$1.32	25d	1	0.11mi
26 E Mountain Creek Dr Grand Prairie, TX	2.0	2.5	1330	$1,600	$1.20	44d	1	0.17mi
66 E Mountain Creek Dr Grand Prairie, TX	3.0	2.0	1280	$1,850	$1.45	3d	1	0.20mi
26 E Townhouse Ln #31 Grand Prairie, TX	2.0	2.0	1072	$1,790	$1.67	4d	1	0.27mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	44d	9	0.37mi
2902 S Belt Line Rd Grand Prairie, TX	1.0–2.0	1.0–2.0	955	$2,400	$2.51	5d	10	0.37mi
409 S Holiday Dr Grand Prairie, TX	3.0	2.0	1264	$2,000	$1.58	44d	1	0.72mi
2604 Nina Cir Grand Prairie, TX	3.0	2.0	1125	$1,850	$1.64	44d	1	0.77mi
414 E Grenoble Dr Grand Prairie, TX	3.0	2.0	1652	$2,325	$1.41	0d	1	0.79mi
1016 Baja Dr Grand Prairie, TX	3.0	2.0	1482	$2,200	$1.48	44d	1	0.80mi
2623 Nina Cir Grand Prairie, TX	3.0	2.0	1472	$1,750	$1.19	8d	1	0.81mi
2617 Isbella Dr Grand Prairie, TX	3.0	1.5	1255	$1,750	$1.39	25d	1	0.82mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	21d	1	0.83mi
2632 Pinta Cir Grand Prairie, TX	3.0	1.5	1255	$1,595	$1.27	13d	1	0.83mi
2641 Santa Barbara Dr Grand Prairie, TX	3.0	1.5	1203	$1,525	$1.27	44d	1	0.87mi
2602 Pinta Cir Grand Prairie, TX	3.0	2.5	1255	$1,799	$1.43	44d	1	0.88mi
3045 Navarro Ln Grand Prairie, TX	3.0	2.0	1202	$1,800	$1.50	19d	1	0.91mi
3048 Navarro Ln Grand Prairie, TX	2.0	2.0	1088	$1,750	$1.61	4d	1	0.94mi
3042 Navarro Ln Grand Prairie, TX	2.0	2.0	1121	$1,595	$1.42	44d	1	0.96mi
338 Beatty Dr Grand Prairie, TX	3.0	2.0	1298	$1,895	$1.46	25d	1	0.96mi
1338 Winding Hollow Dr Grand Prairie, TX	3.0	2.0	1952	$2,850	$1.46	44d	1	1.14mi
501 Oak Ridge Pl Grand Prairie, TX	3.0	2.0	1335	$1,949	$1.46	25d	1	1.15mi
418 David Dr Grand Prairie, TX	3.0	2.0	1437	$2,029	$1.41	18d	1	1.22mi
405 Hawthorne Ln Grand Prairie, TX	3.0	2.0	1446	$2,206	$1.53	44d	1	1.24mi
2801 W Springdale Cir Grand Prairie, TX	3.0	1.5	1300	$1,925	$1.48	3d	1	1.26mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	21d	1	1.26mi
505 David Dr Grand Prairie, TX	3.0	2.0	1314	$1,915	$1.46	13d	1	1.26mi
2133 Sheriff Dr Grand Prairie, TX	3.0	2.0	1829	$2,241	$1.23	8d	1	1.33mi
3930 Westcliff Rd Unit 1228618P Grand Prairie, TX	1.0–2.0	1.0–2.0	6861	$5,024	$0.73	2d	2	1.35mi
614 Brian Dr Grand Prairie, TX	3.0	2.0	1469	$2,130	$1.45	0d	1	1.38mi
3951 Dechman Dr Grand Prairie, TX	1.0–3.0	1.0–2.0	1130	$2,514	$2.22	44d	11	1.39mi
3950 Dechman Dr Grand Prairie, TX	1.0–2.0	1.0–2.0	885	$2,247	$2.54	0d	22	1.41mi
1150 Interstate 20 Grand Prairie, TX	1.0–2.0	1.0–2.0	961	$2,269	$2.36	8d	12	1.45mi
232 Michelle Dr Grand Prairie, TX	2.0	2.0	1286	$2,000	$1.56	44d	1	1.46mi
3001 S Carrier Pkwy Grand Prairie, TX	1.0–2.0	1.0–1.5	910	$1,500	$1.65	0d	7	1.47mi
3401 Glenda Dr Grand Prairie, TX	3.0	2.0	1554	$2,206	$1.42	44d	1	1.49mi

HOA detail

• Monthly dues: $208 · $2,496/yr

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-04-12
   historical Active Option Contract
3. 2026-03-22
   listed $199,357 Active
4. 2026-02-10
   soldstatus
5. 2026-02-10
   soldstatus
6. 2026-02-09
   soldstatus
7. 2025-11-25
   historical
8. 2025-10-22
   price $209,000
9. 2025-10-10
   listed $219,000 Active
10. 1990-07-13
    soldstatus $46,020
11. 1990-07-06
    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: $4,403 · $367/mo
• Projected year-2 tax: $4,403 · $367/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 · 22 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: $25,273
• − Mortgage interest: −$11,167
• − Property taxes: −$4,403
• − Insurance: −$997
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$2,496
• − Depreciation: −$5,799
• Taxable loss: −$3,632
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $397/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: Grand Prairie ISD
• NCES district ID: 4821420
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $51,094
• Composite: 27.95/100
• National rank: #6861
• State rank: #572 of 826 in TX

Livability — Grand Prairie

• Score: 80/100
• State rank: #33
• US rank: #1660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Prairie, TX
• County: Dallas County · 2,612,404 people
• City population: 201,439
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 97,278
• Household income: $89,301
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 3118.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 39% Black 29% White 19% Two or more races 16% Asian 9%
• Hispanic origin (detail): Mexican 31% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 27% Vietnamese 4% Chinese 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: ▼ -103.08%
• Current HPI: 289.3711
• Rent YoY: ▲ 0.08%
• 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

+333.2% since first listed

11 events — show timeline

• 2026-04-23 Pending — NTREIS
• 2026-04-12 Contingent — NTREIS
• 2026-03-22 Listed $199,357 NTREIS
• 2026-02-10 Sold (Public Records) — Public Records
• 2026-02-10 Sold (Public Records) — Public Records
• 2026-02-09 Sold (Public Records) — Public Records
• 2025-11-25 Listing Removed — NTREIS
• 2025-10-22 Price Changed $209,000 NTREIS
• 2025-10-10 Listed $219,000 NTREIS
• 1990-07-13 Sold (Public Records) $46,020 Public Records
• 1990-07-06 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,403 · -9.0% YoY. Source: county tax records.