753 Kirnwood Dr · Dallas, TX 75232

$169,999

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 93 Days on market

Built 1961 8,843 sqft lot $175/sqft · 18% below area Est $206k · 18% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*INVESTMENT OPPORTUNITY* Home features a brand-new roof, new windows and HVAC installed. Strong rental potential with solid structure. Ideally to fix and flip for investment. Whether you're just getting started, this property offers a great combination of stability and upside potential.

Key facts

• Hvac installed
• Solid structure
• New roof

Tags

• NEW ROOF
• HVAC INSTALLED
• STRONG RENTAL POTENTIAL
• SOLID STRUCTURE

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 $105 ($1k/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 $169k (0.8% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools C-, 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.
• Market conditions: 98 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 93 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) 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 $154,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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. 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: 0.99% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $206,164
• List price: $169,999
• Delta: -17.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7847 Racine Dr	0.20mi	3/1.0	976 (+0%)	1mo	$200,000	$205	89
839 Jadewood	0.17mi	3/1.0	952 (-2%)	5mo	$175,000	$184	84
729 Goldwood Dr	0.25mi	3/1.0	1,020 (+5%)	1mo	$215,000	$211	80
930 Cleardale Dr	0.38mi	3/1.0	966 (-1%)	6mo	$185,000	$192	76
721 Ivywood Dr	0.15mi	3/1.0	1,092 (+12%)	1mo	$130,000	$119	72
844 Cleardale Dr	0.32mi	3/1.0	966 (-1%)	17mo	$158,999	$165	70
7424 Woodspan Dr	0.32mi	3/1.0	972 (0%)	20mo	$220,000	$226	68
712 Havenwood Dr	0.18mi	3/1.0	1,048 (+8%)	15mo	$180,000	$172	66
8026 Racine Dr	0.34mi	3/1.0	918 (-6%)	11mo	$161,000	$175	66
931 Jadewood Dr	0.26mi	3/1.0	992 (+2%)	22mo	$220,000	$222	66
7210 Arborcrest Dr	0.55mi	3/1.0	1,108 (+14%)	22mo	$179,000	$162	33

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-20,772
• Equity at exit: $25,347

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-9,205
• Equity at exit: $14,698

Cash invested: $47,600 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$891
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $105

Break-even live

Break-even rent $1,552

Max offer price $169,999

Occupancy floor 89%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,450	$1.61	44d	7	0.57mi
9214 Metz Ave Dallas, TX	3.0	2.0	1060	$1,795	$1.69	20d	1	1.21mi
9214 Metz Ave Dallas, TX	3.0	2.0	660	$1,750	$2.65	44d	1	1.21mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	1.28mi
7808 S Hampton Rd Dallas, TX	2.0–3.0	2.0	1064	$2,100	$1.97	44d	3	1.28mi

Listing history 25 events

1. 2026-06-18
   days on market $169,999 Active 93 DOM
2. 2026-06-17
   days on market $169,999 Active 92 DOM
3. 2026-06-16
   days on market $169,999 Active 91 DOM
4. 2026-06-15
   days on market $169,999 Active 90 DOM
5. 2026-06-13
   days on market $169,999 Active 88 DOM
6. 2026-06-09
   days on market $169,999 Active 84 DOM
7. 2026-06-08
   days on market $169,999 Active 83 DOM
8. 2026-06-07
   days on market $169,999 Active 82 DOM
9. 2026-06-04
   days on market $169,999 Active 79 DOM
10. 2026-06-03
    days on market $169,999 Active 78 DOM
11. 2026-06-02
    days on market $169,999 Active 77 DOM
12. 2026-06-02
    days on market $169,999 Active 76 DOM
13. 2026-05-31
    days on market $169,999 Active 75 DOM
14. 2026-04-10
    price $169,999 288-char remark

    Show marketing remark (288 chars)

    *INVESTMENT OPPORTUNITY* Home features a brand-new roof, new windows and HVAC installed. Strong rental potential with solid structure. Ideally to fix and flip for investment. Whether you're just getting started, this property offers a great combination of stability and upside potential.

15. 2026-03-17
    listed $179,999 Active 288-char remark

    Show marketing remark (288 chars)

    *INVESTMENT OPPORTUNITY* Home features a brand-new roof, new windows and HVAC installed. Strong rental potential with solid structure. Ideally to fix and flip for investment. Whether you're just getting started, this property offers a great combination of stability and upside potential.

16. 2025-09-29
    soldstatus Closed 396-char remark

    Show marketing remark (396 chars)

    Great opportunity on this Fannie Mae HomePath home in the Polk Terrace subdivision. Enter the home from the covered front porch into the living room. Dining area just off the galley kitchen. Three bedroom, one bath home. Two car front entry garage. Large fenced backyard. Roof, central heat and air replaced in October 2024. Electrical replaced in November 2024. Schedule your tour today.

17. 2025-09-09
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Great opportunity on this Fannie Mae HomePath home in the Polk Terrace subdivision. Enter the home from the covered front porch into the living room. Dining area just off the galley kitchen. Three bedroom, one bath home. Two car front entry garage. Large fenced backyard. Roof, central heat and air replaced in October 2024. Electrical replaced in November 2024. Schedule your tour today.

18. 2025-09-04
    historical Active Contingent 396-char remark

    Show marketing remark (396 chars)

    Great opportunity on this Fannie Mae HomePath home in the Polk Terrace subdivision. Enter the home from the covered front porch into the living room. Dining area just off the galley kitchen. Three bedroom, one bath home. Two car front entry garage. Large fenced backyard. Roof, central heat and air replaced in October 2024. Electrical replaced in November 2024. Schedule your tour today.

19. 2025-07-25
    listed $133,900 Active 396-char remark

    Show marketing remark (396 chars)

    Great opportunity on this Fannie Mae HomePath home in the Polk Terrace subdivision. Enter the home from the covered front porch into the living room. Dining area just off the galley kitchen. Three bedroom, one bath home. Two car front entry garage. Large fenced backyard. Roof, central heat and air replaced in October 2024. Electrical replaced in November 2024. Schedule your tour today.

20. 2024-03-18
    soldstatus
21. 2018-11-16
    soldstatus
22. 2018-11-15
    soldstatus Sold
23. 2018-10-10
    status Pending
24. 2018-10-05
    historical Active Option Contract
25. 2018-10-02
    listed $125,000 Active

ⓘ 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: $3,169 · $264/mo
• Projected year-2 tax: $3,169 · $264/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 ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,232
• − Mortgage interest: −$9,523
• − Property taxes: −$3,169
• − Insurance: −$850
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$4,945
• Taxable loss: −$1,493
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,624/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
• City population: 1,168,437
• Population (ZIP): 32,967

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• Rent YoY: —
• Metro: —
• 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

+36.0% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $169,999 NTREIS
• 2026-03-17 Listed $179,999 NTREIS
• 2025-09-29 Sold (MLS) — NTREIS
• 2025-09-09 Pending — NTREIS
• 2025-09-04 Contingent — NTREIS
• 2025-07-25 Listed $133,900 NTREIS
• 2024-03-18 Sold (Public Records) — Public Records
• 2018-11-16 Sold (Public Records) — Public Records
• 2018-11-15 Sold (MLS) — NTREIS
• 2018-10-10 Pending — NTREIS
• 2018-10-05 Contingent — NTREIS
• 2018-10-02 Listed $125,000 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $3,169 · -29.8% YoY. Source: county tax records.