720 Cresent Dr · DeSoto, TX 75115

$200,000

3 bd · 2.5 ba · 1,418 sqft · MultiFamily public records · 101 Days on market

Built 1986 4,400 sqft lot $141/sqft · 32% below area Est $295k · 32% under ↓ 18% since listing

---

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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $82 ($981/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.4% in DeSoto — 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 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.6%/yr); 472 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 30% of the median local income ($83k/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 $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 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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 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: 1.05% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (median comp): $294,756
• List price: $200,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-33,197
• Equity at exit: $29,821

10-year hold

• IRR: -17.4%
• Equity multiple: 0.19×
• Total profit: $-45,340
• Equity at exit: $17,292

Cash invested: $56,000 (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 75115

• Rents YoY: -2.6%
• Active inventory: 472
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$442 /mo · $5,309/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $82

Break-even live

Break-even rent $1,993

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 River Run Dr Red Oak, TX	4.0	2.0	1585	$1,950	$1.23	14d	1	0.34mi
434 Chestnut Ln DeSoto, TX	4.0	2.0	1258	$1,950	$1.55	20d	1	0.37mi
432 Chestnut Ln Unit 434 DeSoto, TX	4.0	2.0	1258	$1,950	$1.55	10d	1	0.37mi
432 Chestnut Ln Unit 434 DeSoto, TX	4.0	2.0	1258	$1,950	$1.55	20d	1	0.37mi
439 Chestnut Ln Desoto, TX	3.0	2.0	1440	$1,795	$1.25	43d	1	0.40mi
532 Saddle Head Dr Desoto, TX	3.0	2.0	1751	$2,420	$1.38	43d	1	0.47mi
1600 Shady Shores Dr Glenn Heights, TX	4.0	2.0	1600	$2,391	$1.49	7d	1	0.53mi
1504 Clemson Dr Glenn Heights, TX	4.0	2.0	1515	$2,195	$1.45	43d	1	0.61mi
1611 Columbia Dr Glenn Heights, TX	3.0	2.0	1861	$2,050	$1.10	7d	1	0.69mi
1619 Columbia Dr Glenn Heights, TX	3.0	2.0	1757	$2,099	$1.19	7d	1	0.73mi
223 Baylor Dr Glenn Heights, TX	3.0	2.0	1757	$2,200	$1.25	10d	1	0.90mi
720 Nora Ln Desoto, TX	3.0	2.0	1733	$1,950	$1.13	4d	1	0.91mi
928 Eagle Dr Desoto, TX	4.0	2.5	1766	$2,195	$1.24	4d	1	0.97mi
109 Australia Ct Glenn Heights, TX	3.0	2.0	1204	$1,950	$1.62	15d	1	0.98mi
508 Nora Ln Desoto, TX	3.0	2.0	1837	$2,125	$1.16	43d	1	1.10mi
426 Newcastle Dr DeSoto, TX	3.0	2.5	1834	$1,600	$0.87	5d	1	1.12mi
207 Evelyn St Desoto, TX	3.0	2.0	1592	$1,900	$1.19	43d	1	1.18mi
1957 S Westmoreland Rd Glenn Heights, TX	3.0	1.0	1652	$2,600	$1.57	1d	1	1.21mi
120 Westmoreland Rd Unit 2201 DeSoto, TX	2.0	2.0	949	$1,899	$2.00	24d	1	1.28mi
1052 Twin Falls Dr Desoto, TX	3.0	2.0	1730	$1,995	$1.15	43d	1	1.29mi
216 Wesley Dr Desoto, TX	4.0	2.0	1769	$2,299	$1.30	22d	1	1.29mi
221 Connie Dr Desoto, TX	3.0	2.0	1755	$2,095	$1.19	5d	1	1.30mi
701 Shady Meadow Ln Glenn Heights, TX	3.0	2.0	1797	$2,350	$1.31	1d	1	1.31mi
1508 Manitoba Ln Glenn Heights, TX	3.0	2.0	1325	$2,009	$1.52	22d	1	1.31mi
1512 Yellowbird Ct Desoto, TX	3.0	2.0	1588	$2,180	$1.37	43d	1	1.35mi
1234 Mockingbird Ln Desoto, TX	3.0	2.0	1280	$1,950	$1.52	7d	1	1.36mi
1502 Parrot Ct Desoto, TX	3.0	2.0	1365	$1,895	$1.39	43d	1	1.39mi
1512 Parrot Ct Desoto, TX	3.0	2.0	1435	$1,950	$1.36	2d	1	1.41mi
828 Haverford Ln Desoto, TX	3.0	2.0	1394	$2,000	$1.43	7d	1	1.46mi
511 Amber Ln Desoto, TX	3.0	2.0	1353	$2,200	$1.63	24d	1	1.47mi
632 Mockingbird Ln Desoto, TX	3.0	2.0	1783	$2,400	$1.35	7d	1	1.50mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $200,000 Pending 101 DOM
2. 2026-06-09
   days on market $200,000 Active Option Contract 99 DOM
3. 2026-06-08
   days on market $200,000 Active Option Contract 98 DOM
4. 2026-06-07
   days on market $200,000 Active Option Contract 97 DOM
5. 2026-06-04
   days on market $200,000 Active Option Contract 94 DOM
6. 2026-06-03
   days on market $200,000 Active Option Contract 93 DOM
7. 2026-06-02
   days on market $200,000 Active Option Contract 92 DOM
8. 2026-06-01
   days on market $200,000 Active Option Contract 91 DOM
9. 2026-06-01
   status $200,000 Active Option Contract 90 DOM
10. 2026-05-31
    days on market $200,000 Active 90 DOM
11. 2026-05-12
    status Active 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

12. 2026-05-06
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

13. 2026-05-03
    historical Active Option Contract 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

14. 2026-04-19
    price $200,000 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

15. 2026-02-25
    price $247,000 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

16. 2026-02-22
    listed $245,000 Active 528-char remark

    Show marketing remark (528 chars)

    Motivated Seller!! Well-maintained 3-bedroom, 2 full bath, 1 half bath half duplex offering 1,400 square feet of comfortable living space. This home features a spacious living area, functional kitchen layout, and a convenient 2-car garage. Recent updates include: Windows replaced in 2022 Flooring replaced in 2023 With solid major improvements already completed, this property is a great opportunity for first-time homeowners or investors alike. Sold as-is, offering excellent potential to add your personal touch.

17. 1987-07-31
    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: $5,309 · $442/mo
• Projected year-2 tax: $5,309 · $442/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 · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,159
• − Mortgage interest: −$11,203
• − Property taxes: −$5,309
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$5,818
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,508/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: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,612,404 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1867.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• 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

-18.4% since first listed

7 events — show timeline

• 2026-05-12 Relisted — NTREIS
• 2026-05-06 Pending — NTREIS
• 2026-05-03 Contingent — NTREIS
• 2026-04-19 Price Changed $200,000 NTREIS
• 2026-02-25 Price Changed $247,000 NTREIS
• 2026-02-22 Listed $245,000 NTREIS
• 1987-07-31 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,309 · +7.1% YoY. Source: county tax records.