5801 Marvin Loving Dr #309 · Garland, TX 75043

$98,900

1 bd · 1.0 ba · 731 sqft · Condo public records · 83 Days on market

Built 1984 $135/sqft · 15% below area Est $116k · 15% under $227/mo HOA · 19% 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 +14.2/15.0
• Cash flow +7.5/30.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully condo is ideally located just minutes from Lake Ray Hubbard, offering the perfect blend of convenience and comfort. Featuring new windows, tile flooring, and the home showcases a modern design with spacious closets and a functional layout. Situated in a quiet and pleasant community, residents enjoy access to a community pool and assigned parking. With easy access to major highways, shopping, and dining, this location is hard to beat. This charming first floor unit offers an inviting floor plan complete with a cozy fireplace, dining area, laundry room, and a private back porch—perfect for relaxing. Just a short stroll to the lake, and only minutes from popular destinations like The Harbor and Sapphire Bay, you’ll enjoy both vibrant entertainment and peaceful surroundings. Currently tenant-occupied, this property is a turnkey investment opportunity—ideal for savvy investors. The HOA is under fresh management, adding even more value.

Key facts

• Community pool
• Dining area
• Tile flooring

Tags

• NEW WINDOWS
• TILE FLOORING
• COMMUNITY POOL
• ASSIGNED PARKING
• COZY FIREPLACE
• DINING AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (21.7% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $77k (21.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.5% in Garland — 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 (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents flat; 368 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $684 of loan paydown is wiped out by about $3k 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 83 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $77,415 (21.7% 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 83 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 7.0

CMA / ARV

• ARV (median comp): $116,101
• List price: $98,900
• Delta: -14.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.05×
• Total profit: $-26,443
• Equity at exit: $14,746

10-year hold

• IRR: -59.2%
• Equity multiple: -0.57×
• Total profit: $-43,379
• Equity at exit: $8,551

Cash invested: $27,692 (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 75043

• Home prices YoY: -33.4%
• Rents YoY: 0.5%
• Active inventory: 368
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$519
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$41
• HOA: −$227
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-122

Break-even live

Break-even rent $1,327

Max offer price $77,415

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-94	+0% $-122	+5% $-150	+10% $-178
Rent	-10% $-214	-5% $-168	+0% $-122	+5% $-75	+10% $-29
Rate	-1.0pp $-72	-0.5pp $-96	base $-122	+0.5pp $-147	+1.0pp $-173

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5825 Marvin Loving Dr #205 Garland, TX	1.0	1.0	741	$1,450	$1.96	45d	1	0.05mi
5751 Marvin Loving Dr Garland, TX	1.0–2.0	1.0–2.0	797	$1,250	$1.57	23d	48	0.05mi
5751 Marvin Loving Dr Garland, TX	1.0–2.0	1.0–2.0	797	$1,250	$1.57	22d	48	0.05mi
4351 Point Blvd Garland, TX	1.0–2.0	1.0–2.0	901	$830	$0.92	1d	10	0.15mi
6010 Marvin Loving Dr #101 Garland, TX	1.0	1.0	740	$1,295	$1.75	9d	1	0.16mi
4410 Point Blvd Unit 2 Garland, TX	2.0	1.0	744	$1,300	$1.75	45d	1	0.21mi
4410 Point Blvd Unit 125 Garland, TX	1.0	1.0	744	$1,100	$1.48	45d	1	0.21mi
4410 Point Blvd Unit 1 Garland, TX	1.0	1.0	688	$950	$1.38	45d	1	0.21mi
4358 Point Blvd Garland, TX	1.0–2.0	1.0–2.0	895	$735	$0.82	3d	16	0.22mi
1365 E Interstate 30 Garland, TX	1.0–2.0	1.0–2.0	800	$1,130	$1.41	0d	7	0.24mi
4412 Chaha Rd Garland, TX	1.0–2.0	1.0–2.0	802	$1,150	$1.43	4d	3	0.35mi
4416 Chaha Rd #201 Garland, TX	1.0	1.0	664	$1,070	$1.61	45d	1	0.35mi
4420 Chaha Rd Garland, TX	1.0–2.0	1.0–2.0	734	$1,150	$1.57	16d	2	0.37mi
4605 Chaha Rd Garland, TX	3.0	1.0–3.0	1247	$1,341	$1.07	9d	41	0.37mi
4288 Bass Pro Dr Garland, TX	1.0–2.0	1.0–2.0	858	$1,200	$1.40	3d	2	0.42mi
4602 Chaha Rd #202 Garland, TX	1.0	1.0	717	$1,045	$1.46	9d	1	0.42mi
4610 Chaha Rd Unit 206 Garland, TX	1.0	1.0	626	$1,050	$1.68	6d	1	0.44mi
4901 Peninsula Way Garland, TX	1.0–3.0	1.0–2.0	974	$1,253	$1.29	0d	30	0.45mi
5013 Peninsula Way Garland, TX	1.0–2.0	1.0–2.0	842	$969	$1.15	0d	5	0.48mi
3102 Zion Rd Garland, TX	1.0	1.0	625	$855	$1.37	45d	1	0.53mi
5026 Zion Rd Garland, TX	1.0	1.0	720	$1,379	$1.92	45d	1	0.80mi
5026 Zion Rd Garland, TX	2.0	1.0–2.5	1257	$2,256	$1.79	0d	62	0.88mi
5026 Zion Rd Unit 1214 Garland, TX	1.0	1.0	720	$1,329	$1.85	45d	1	0.88mi
1600 President George Bush Hwy Rowlett, TX	1.0–4.0	1.0–3.0	1333	$1,261	$0.95	0d	46	1.41mi
4245 Bobtown Rd Garland, TX	1.0–3.0	1.0–2.0	1035	$1,399	$1.35	0d	23	1.45mi

HOA detail condo

• Monthly dues: $227 · $2,724/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $98,900 Active 83 DOM
2. 2026-06-18
   days on market $98,900 Active 80 DOM
3. 2026-06-17
   days on market $98,900 Active 79 DOM
4. 2026-06-16
   days on market $98,900 Active 78 DOM
5. 2026-06-15
   days on market $98,900 Active 77 DOM
6. 2026-06-13
   days on market $98,900 Active 75 DOM
7. 2026-06-09
   days on market $98,900 Active 71 DOM
8. 2026-06-08
   days on market $98,900 Active 70 DOM
9. 2026-06-07
   days on market $98,900 Active 69 DOM
10. 2026-06-04
    days on market $98,900 Active 66 DOM
11. 2026-06-03
    days on market $98,900 Active 65 DOM
12. 2026-06-02
    days on market $98,900 Active 64 DOM
13. 2026-06-01
    days on market $98,900 Active 63 DOM
14. 2026-05-31
    days on market $98,900 Active 62 DOM
15. 2026-05-01
    price $109,900 979-char remark

    Show marketing remark (979 chars)

    This beautifully condo is ideally located just minutes from Lake Ray Hubbard, offering the perfect blend of convenience and comfort. Featuring new windows, tile flooring, and the home showcases a modern design with spacious closets and a functional layout. Situated in a quiet and pleasant community, residents enjoy access to a community pool and assigned parking. With easy access to major highways, shopping, and dining, this location is hard to beat. This charming first floor unit offers an inviting floor plan complete with a cozy fireplace, dining area, laundry room, and a private back porch—perfect for relaxing. Just a short stroll to the lake, and only minutes from popular destinations like The Harbor and Sapphire Bay, you’ll enjoy both vibrant entertainment and peaceful surroundings. Currently tenant-occupied, this property is a turnkey investment opportunity—ideal for savvy investors. The HOA is under fresh management, adding even more value.

16. 2026-03-28
    listed $119,900 Active 979-char remark

    Show marketing remark (979 chars)

    This beautifully condo is ideally located just minutes from Lake Ray Hubbard, offering the perfect blend of convenience and comfort. Featuring new windows, tile flooring, and the home showcases a modern design with spacious closets and a functional layout. Situated in a quiet and pleasant community, residents enjoy access to a community pool and assigned parking. With easy access to major highways, shopping, and dining, this location is hard to beat. This charming first floor unit offers an inviting floor plan complete with a cozy fireplace, dining area, laundry room, and a private back porch—perfect for relaxing. Just a short stroll to the lake, and only minutes from popular destinations like The Harbor and Sapphire Bay, you’ll enjoy both vibrant entertainment and peaceful surroundings. Currently tenant-occupied, this property is a turnkey investment opportunity—ideal for savvy investors. The HOA is under fresh management, adding even more value.

17. 2019-05-15
    historical
18. 2019-03-27
    price $75,000
19. 2019-03-27
    listed $79,000 Active
20. 2019-03-27
    historical
21. 2019-03-27
    listed $74,000 Active
22. 2016-04-28
    soldstatus
23. 2007-11-21
    soldstatus
24. 2004-12-27
    soldstatus
25. 1990-08-07
    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: $3,138 · $262/mo
• Projected year-2 tax: $3,138 · $262/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,077
• − Mortgage interest: −$5,540
• − Property taxes: −$3,138
• − Insurance: −$494
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$2,724
• − Depreciation: −$2,877
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $-752/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 63,152
• Household income: $76,778
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 2275.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 30% Two or more races 23% Black 21% Asian 8%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 60% English-only · Spanish 31% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -148.30%
• Current HPI: 295.5641
• Rent YoY: ▲ 0.47%
• 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

+39.1% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $109,900 NTREIS
• 2026-03-28 Listed $119,900 NTREIS
• 2019-05-15 Listing Removed — NTREIS
• 2019-03-27 Price Changed $75,000 NTREIS
• 2019-03-27 Listed $74,000 NTREIS
• 2019-03-27 Listing Removed — NTREIS
• 2019-03-27 Listed $79,000 NTREIS
• 2016-04-28 Sold (Public Records) — Public Records
• 2007-11-21 Sold (Public Records) — Public Records
• 2004-12-27 Sold (Public Records) — Public Records
• 1990-08-07 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,138 · +1.4% YoY. Source: county tax records.