3248 Peyton Lila Rd · Dallas, TX 75212

$359,999

4 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 11 Days on market

Built 2022 3,441 sqft lot Est $408k · 12% under $33/mo HOA · 1% 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 +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Rent growth +1.4/5.0

Listing remarks

Welcome to this beautifully designed Lennar home offering 4 bedrooms, 2.5 baths, and approximately 2,000 square feet of thoughtfully planned living space in one of Dallas' fastest-growing locations. The open-concept floor plan creates the perfect setting for both everyday living and entertaining, featuring a spacious family room that flows seamlessly into the dining area and modern kitchen. The chef-inspired kitchen boasts abundant cabinetry, generous counter space, and a functional layout ideal for preparing meals while staying connected with family and guests. Upstairs, the private owner's retreat offers a spacious bedroom, ensuite bath, and walk-in closet, while three additional bedrooms

Key facts

• 3,441 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Financial info: Listing accepted loan types: Cash, Conventional
• HOA & community: Mandatory association; Annual association fee of $400; Association covers grounds maintenance; HOA managed by 4SITE

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Attached property; Built in 2022
• Construction: Siding exterior
• Exterior features: Lot smaller than 0.5 acre; Subdivision: Singleton Villas West Add; Directions: 20E to Loop 12 North, take Singleton

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave
• Bedrooms: 4 bedrooms; Primary bedroom on level 2
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Two living areas; One dining area; Two levels
• Laundry & utility: Washer/dryer hookups (not specified if included)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-454 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (20.0% below list).
• Recommended offer: $280k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: 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.
• Zoned schools: Eladio R Martinez Learning Center (math 25% / reading 21%, grade F, #3,277 of 4,322 statewide, top 77%, 536 students, 97% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,878/mo this rent would consume 58% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $279,819 (22.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $408,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3321 Normandy Brook Rd	0.13mi	4/2.5	2,000 (0%)	14mo	$359,900	$180	83
3395 Peyton Lila Rd	0.09mi	4/2.5	1,739 (-13%)	5mo	$335,000	$193	70
3179 Normandy Brook Rd	0.22mi	4/2.5	1,800 (-10%)	15mo	$350,000	$194	61
3911 Aransas St	0.58mi	4/2.0	1,954 (-2%)	8mo	$409,800	$210	60
3423 Toronto St	0.52mi	4/2.0	1,964 (-2%)	15mo	$399,999	$204	58
3907 Aransas St	0.59mi	4/2.0	1,954 (-2%)	12mo	$409,800	$210	57
3925 Furey St	0.71mi	4/2.5	2,032 (+2%)	10mo	$455,000	$224	56
2436 Tan Oak Dr	0.68mi	3/2.0 (-1)	2,031 (+2%)	14mo	$300,000	$148	47
3531 Gallagher St	0.60mi	4/2.5	2,294 (+15%)	9mo	$419,000	$183	40
4110 Aransas St	0.71mi	4/3.5	2,154 (+8%)	13mo	$505,000	$234	39
4014 Aransas St	0.64mi	4/3.0	2,224 (+11%)	13mo	$430,000	$193	39
3639 Pueblo St	0.73mi	3/2.5 (-1)	1,765 (-12%)	4mo	$425,000	$241	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $158,913
• Equity at exit: $324,316

10-year hold

• IRR: 17.4%
• Equity multiple: 5.72×
• Total profit: $475,982
• Equity at exit: $699,399

Cash invested: $100,800 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,878 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$657 /mo · $7,881/yr
• Insurance: −$150
• HOA: −$33
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-454

Break-even live

Break-even rent $3,453

Max offer price $279,819

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-352	+0% $-454	+5% $-556	+10% $-658
Rent	-10% $-681	-5% $-568	+0% $-454	+5% $-340	+10% $-227
Rate	-1.0pp $-273	-0.5pp $-362	base $-454	+0.5pp $-547	+1.0pp $-642

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3386 Peyton Lila Rd Dallas, TX	4.0	2.5	1739	$2,350	$1.35	45d	1	0.08mi
3232 Peyton Lila Rd Dallas, TX	4.0	2.5	2000	$2,495	$1.25	9d	1	0.17mi
3421 Nomas St Dallas, TX	5.0	3.0	2375	$8,250	$3.47	24d	1	0.48mi
4022 Cedar Elm Ln Dallas, TX	4.0	2.5	2860	$2,700	$0.94	26d	1	0.61mi
3618 McBroom St Dallas, TX	5.0	2.5	2449	$8,700	$3.55	0d	1	0.71mi
2322 Tan Oak Dr Dallas, TX	3.0	2.5	1630	$2,500	$1.53	45d	1	0.72mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	0.77mi
4022 Ivanhoe Ln Dallas, TX	4.0	2.5	2042	$2,795	$1.37	45d	1	0.98mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	1.02mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	13d	1	1.07mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	45d	1	1.08mi
1723 Shaw St Dallas, TX	4.0	3.0	1720	$2,699	$1.57	9d	1	1.22mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	1.23mi
3226 Navaro St Dallas, TX	3.0	2.0	1547	$2,500	$1.62	45d	1	1.28mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	1.29mi
3500 W Colorado Blvd Dallas, TX	1.0–3.0	1.0–2.0	1107	$2,798	$2.53	5d	24	1.29mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	1.30mi
4128 Mart St Dallas, TX	3.0	2.5	1754	$2,800	$1.60	26d	1	1.30mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	1.31mi
1610 Life Ave Dallas, TX	3.0	2.5	1657	$2,800	$1.69	45d	1	1.31mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	1.33mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	6d	1	1.33mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	1.34mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	1.34mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	1.34mi
4120 Tram Dr Unit 1019501P Dallas, TX	5.0	2.5	2475	$7,484	$3.02	45d	1	1.40mi
4124 Tram Dr Dallas, TX	5.0	2.5	2478	$8,250	$3.33	24d	1	1.40mi
3517 Chicago St Dallas, TX	3.0	3.0	1538	$1,200	$0.78	8d	1	1.45mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	1.46mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	1.49mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-06-21
   days on market $359,999 Active 11 DOM
2. 2026-06-18
   days on market $359,999 Active 8 DOM
3. 2026-06-17
   days on market $359,999 Active 7 DOM
4. 2026-06-16
   days on market $359,999 Active 6 DOM
5. 2026-06-15
   days on market $359,999 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $359,999 Active 3 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: $7,881 · $657/mo
• Projected year-2 tax: $7,881 · $657/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,538
• − Mortgage interest: −$20,166
• − Property taxes: −$7,881
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − HOA: −$396
• − Depreciation: −$10,473
• Taxable loss: −$11,703
• Est. tax savings @ 24.0%: +$2,809
• After-tax cash flow: $-2,638/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
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

1 event — show timeline

• 2026-06-10 Listed $359,999 NTREIS

Property tax history

+101.5%/yr

Latest (2025): $7,881 · +0.9% YoY. Source: county tax records.