1610 Sunset Ln · Duncanville, TX 75137

$164,300

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 2 Days on market

Built 1978 9,469 sqft lot Est $277k · 41% under

---

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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and enjoy this completely updated 3 bedroom 2 bath home!! Home has new flooring thought and new paint. Brand new stainless steel appliances.

Key facts

• 9,469 sq ft lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Residential property; Built in 1978; Slab foundation; Single-story entry (first-floor living)
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Subdivision lot; Lot about 0.22 acre

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 11 x 10); Bedroom on the first floor (approx. 11 x 11); Bedroom on the first floor (approx. 10 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 7.2% vs local median 3.6% in Duncanville — 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 (#164 in TX, #4,372 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, employment C-, amenities D+.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J Herman Reed Middle (math 18% / reading 30%, grade F, #1,301 of 1,662 statewide, top 79%, 564 students, 87% FRL); Duncanville H S (math 14% / reading 38%, grade F, #1,234 of 1,632 statewide, top 76%, 4,501 students, 75% FRL).
• Market conditions: Rents rising (+1.0%/yr); 71 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% 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 $164,300

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $276,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1526 Valleyview Ln	0.10mi	3/2.0	1,452 (+2%)	11mo	$274,000	$189	82
1502 Lime Leaf Ln	0.23mi	3/2.0	1,344 (-5%)	3mo	$265,000	$197	78
1310 Oak Run Dr	0.60mi	3/2.0	1,422 (+0%)	3mo	$272,900	$192	69
1310 Lloyd Dr	0.56mi	3/2.0	1,406 (-1%)	4mo	$259,900	$185	69
1806 Timberline Dr	0.46mi	3/1.5	1,336 (-6%)	4mo	$269,900	$202	64
1019 Wayne Ave	0.66mi	3/2.0	1,400 (-1%)	5mo	$274,500	$196	63
314 Timberline Dr	0.61mi	3/2.0	1,357 (-4%)	3mo	$265,000	$195	62
1119 Harlow Ln	0.70mi	3/2.0	1,413 (-0%)	7mo	$250,000	$177	61
1315 Mccall Dr	0.46mi	3/2.0	1,255 (-12%)	3mo	$230,000	$183	57
902 Wayne Ave	0.57mi	3/2.0	1,544 (+9%)	7mo	$268,500	$174	53
911 Sanders Dr	0.38mi	3/2.0	1,227 (-14%)	10mo	$239,900	$196	51
1226 Acton Ct	0.74mi	4/2.0 (+1)	1,572 (+11%)	4mo	$320,000	$204	39

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-21,972
• Equity at exit: $24,498

10-year hold

• IRR: -9.0%
• Equity multiple: 0.50×
• Total profit: $-22,844
• Equity at exit: $14,206

Cash invested: $46,004 (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 75137

• Home prices YoY: -23.1%
• Rents YoY: 1.0%
• Active inventory: 71
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$862
• Tax from tax record: −$487 /mo · $5,850/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $131

Break-even live

Break-even rent $1,794

Max offer price $164,300

Occupancy floor 88%

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: $41,075
• Closing costs: $4,929
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Sanders Dr Duncanville, TX	3.0	2.0	1406	$2,300	$1.64	44d	1	0.49mi
1015 Cedar Run Dr Duncanville, TX	3.0	2.0	1382	$1,849	$1.34	15d	1	0.56mi
1019 Cedar Run Dr Duncanville, TX	3.0	2.0	1469	$1,895	$1.29	7d	1	0.57mi
428 Dawn Dr Duncanville, TX	2.0	1.5	1136	$1,300	$1.14	13d	1	0.57mi
425 Dawn Dr Duncanville, TX	2.0	1.5	1136	$1,480	$1.30	20d	1	0.59mi
910 Gable Ave Duncanville, TX	3.0	2.0	1311	$1,975	$1.51	13d	1	0.62mi
922 Gable Ave Duncanville, TX	3.0	2.0	1346	$2,070	$1.54	13d	1	0.64mi
938 Gable Ave Duncanville, TX	3.0	2.0	1416	$1,895	$1.34	44d	1	0.66mi
1330 Heather Run Dr Duncanville, TX	3.0	2.0	1300	$1,925	$1.48	22d	1	0.69mi
628 Taylor Ct Duncanville, TX	3.0	2.0	1500	$1,895	$1.26	4d	1	0.78mi
1019 S Alexander Ave Duncanville, TX	3.0	2.0	1156	$1,695	$1.47	44d	1	0.81mi
121 Wildwood Dr Duncanville, TX	2.0	2.0	1324	$1,650	$1.25	15d	1	0.85mi
121 Brookside Dr Duncanville, TX	3.0	2.0	1139	$2,529	$2.22	3d	1	0.86mi
1034 Gaynor Ave Duncanville, TX	3.0	2.0	1410	$2,050	$1.45	13d	1	0.89mi
122 Country Bend Dr Duncanville, TX	2.0	1.5	1200	$1,450	$1.21	24d	1	1.00mi
1731 Cliffcrest Dr Duncanville, TX	3.0	2.0	1224	$1,895	$1.55	44d	1	1.08mi
1303 S Main St Duncanville, TX	1.0–2.0	1.0–2.0	907	$1,805	$1.99	2d	10	1.10mi
920 Fairbanks Cir Duncanville, TX	2.0	2.0	1196	$1,905	$1.59	44d	1	1.10mi
907 Fairbanks Cir Duncanville, TX	3.0	2.0	1017	$1,891	$1.86	6d	1	1.16mi
1019 S Main St Duncanville, TX	2.0	1.5	885	$1,425	$1.61	44d	1	1.17mi
323 Royal Ave Duncanville, TX	4.0	2.0	1264	$1,995	$1.58	4d	1	1.20mi
334 Linkwood Dr Duncanville, TX	3.0	2.0	1214	$1,850	$1.52	7d	1	1.22mi
333 Fouts Ave Unit 333 Fouts Duncanville, TX	3.0	2.0	980	$1,595	$1.63	44d	1	1.27mi
919 Southloop Dr Duncanville, TX	3.0	1.5	1113	$1,550	$1.39	44d	1	1.33mi
222 Creekwood Ct Duncanville, TX	3.0	2.0	1750	$2,316	$1.32	7d	1	1.40mi

Listing history 3 events

1. 2026-06-18
   days on market $164,300 Active 2 DOM
2. 2026-06-17
   remarks 35-char remark
3. 2026-06-17
   listed $164,300 Active 1 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: $5,850 · $487/mo
• Projected year-2 tax: $5,850 · $487/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 ≥110°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: $23,515
• − Mortgage interest: −$9,203
• − Property taxes: −$5,850
• − Insurance: −$822
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$4,780
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,783/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Duncanville

• Score: 74/100
• State rank: #164
• US rank: #4372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncanville, TX
• County: Dallas County · 2,612,404 people
• City population: 39,683
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,729
• Household income: $82,253
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 654.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 37% Black 36% White 24% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Serbian 1% Armenian 1%
• Foreign-born: 15% · Canada
• Languages at home: 68% English-only · Spanish 31% Arabic 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: ▼ -89.32%
• Current HPI: 298.072
• Rent YoY: ▲ 1.00%
• 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

+2.7% since first listed

6 events — show timeline

• 2026-06-16 Listed $164,300 HARMLS
• 2018-02-22 Sold (Public Records) — Public Records
• 2018-01-31 Sold (MLS) — NTREIS
• 2018-01-08 Pending — NTREIS
• 2017-12-27 Contingent — NTREIS
• 2017-12-22 Listed $159,999 NTREIS

Property tax history

+6.5%/yr

Latest (2025): $5,850 · -0.6% YoY. Source: county tax records.