1743 Indian Summer Trl · Dallas, TX 75241

$199,900

3 bd · 2.5 ba · 2,427 sqft · SingleFamily public records · 40 Days on market

Built 1962 0.41 ac lot $82/sqft · 28% below area Est $276k · 28% under ↓ 20% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION LOCATION!!! Investment opportunity. Large corner lot home comes with adjoining lot. Welcome to your next lucrative investment oportunity in Dallas. Perfect for flippers, or anyone looking for some great equaty. This property is the perfect canvas for a profitable flip. The property is close to UNT Dallas and would be a great rental opportunity. Walking distance to singing hills park. Great location near loop 12, I20 and I35. NO WHOLESELLERS or ASSIGNMENTS ACCEPTED. The Price reflects the condition of the home. The Property is sold as is and no repairs will be made.

Key facts

• 0.41 acre lot
• Built 1962
• Listed 40 days

Property features AI

Finance

• Other: Property type: Single Family Residence; Municipal utility district: No
• Financial info: Listing terms include Cash and 1031 Exchange; Special listing condition: Real Estate Owned
• HOA & community: No HOA/association

Exterior

• Parking: No covered parking; No carport spaces; No designated parking features
• Utilities: City water; City sewer; Other utilities
• Home design: Single-family residence; Residential property; Entry level: main level living; Facing direction not specified
• Construction: Built in 1962; Rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Lot under 0.5 acre (about 0.405 acre); No easements

Interior

• Kitchen: Kitchen on main level; No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Two-level interior; Basement present; One living area; One dining area; Total of 9 rooms; Other interior features
• Laundry & utility: No other equipment listed

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 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: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,039/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 1076% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.52% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (median comp): $276,455
• List price: $199,900
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6123 Moonglow Dr	0.32mi	3/1.5	2,079 (-14%)	10mo	$283,000	$136	48
5721 Old Ox Rd	0.34mi	3/2.5	2,111 (-13%)	20mo	$289,900	$137	46
1444 Firebird Dr	0.71mi	4/2.0 (+1)	2,237 (-8%)	3mo	$350,000	$156	45
1248 Serenade Ln	0.58mi	4/3.5 (+1)	2,381 (-2%)	23mo	$139,900	$59	41
2375 Fatima Ave	0.66mi	3/2.5	2,150 (-11%)	14mo	$382,500	$178	38
2379 Fatima Ave	0.66mi	4/2.5 (+1)	2,225 (-8%)	15mo	$405,000	$182	38
2346 Fatima Ave	0.68mi	4/3.0 (+1)	2,100 (-14%)	4mo	$399,000	$190	36
2320 Gooch St	0.73mi	4/4.0 (+1)	2,708 (+12%)	2mo	$525,000	$194	34
1415 Autumn Leaves Trl	0.61mi	4/3.0 (+1)	2,234 (-8%)	21mo	$329,000	$147	34
6121 Silvery Moon Dr	0.66mi	4/2.0 (+1)	2,249 (-7%)	21mo	$314,999	$140	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $17,080
• Equity at exit: $29,806

10-year hold

• IRR: 14.5%
• Equity multiple: 2.00×
• Total profit: $55,933
• Equity at exit: $17,284

Cash invested: $55,972 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,039 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$354 /mo · $4,250/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $915

Break-even live

Break-even rent $1,881

Max offer price $199,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,028	-5% $971	+0% $915	+5% $858	+10% $802
Rent	-10% $675	-5% $795	+0% $915	+5% $1,035	+10% $1,155
Rate	-1.0pp $1,016	-0.5pp $966	base $915	+0.5pp $863	+1.0pp $810

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	2d	1	0.11mi
6702 S Lancaster Rd Dallas, TX	3.0	2.5	2000	$2,399	$1.20	44d	1	0.92mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	8d	1	1.07mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	25d	1	1.13mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	8d	1	1.19mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	18d	1	1.47mi
6233 Balcony Ln Dallas, TX	3.0	2.0	2080	$2,395	$1.15	44d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $199,900 Active 40 DOM
2. 2026-06-17
   days on market $199,900 Active 39 DOM
3. 2026-06-16
   days on market $199,900 Active 38 DOM
4. 2026-06-15
   days on market $199,900 Active 37 DOM
5. 2026-06-13
   days on market $199,900 Active 35 DOM
6. 2026-06-09
   days on market $199,900 Active 31 DOM
7. 2026-06-08
   pricedays on market $199,900 Active 30 DOM
8. 2026-06-07
   days on market $209,900 Active 29 DOM
9. 2026-06-04
   days on market $209,900 Active 26 DOM
10. 2026-06-03
    days on market $209,900 Active 25 DOM
11. 2026-06-02
    days on market $209,900 Active 24 DOM
12. 2026-06-01
    days on market $209,900 Active 23 DOM
13. 2026-05-31
    days on market $209,900 Active 22 DOM
14. 2026-05-09
    listed $209,900 Active 134-char remark
15. 2024-03-01
    soldstatus Closed 589-char remark

    Show marketing remark (589 chars)

    LOCATION LOCATION LOCATION!!! Investment opportunity. Large corner lot home comes with adjoining lot. Welcome to your next lucrative investment oportunity in Dallas. Perfect for flippers, or anyone looking for some great equaty. This property is the perfect canvas for a profitable flip. The property is close to UNT Dallas and would be a great rental opportunity. Walking distance to singing hills park. Great location near loop 12, I20 and I35. NO WHOLESELLERS or ASSIGNMENTS ACCEPTED. The Price reflects the condition of the home. The Property is sold as is and no repairs will be made.

16. 2024-02-15
    status Pending 589-char remark

    Show marketing remark (589 chars)

    LOCATION LOCATION LOCATION!!! Investment opportunity. Large corner lot home comes with adjoining lot. Welcome to your next lucrative investment oportunity in Dallas. Perfect for flippers, or anyone looking for some great equaty. This property is the perfect canvas for a profitable flip. The property is close to UNT Dallas and would be a great rental opportunity. Walking distance to singing hills park. Great location near loop 12, I20 and I35. NO WHOLESELLERS or ASSIGNMENTS ACCEPTED. The Price reflects the condition of the home. The Property is sold as is and no repairs will be made.

17. 2023-12-14
    listed $229,000 Active 589-char remark

    Show marketing remark (589 chars)

    LOCATION LOCATION LOCATION!!! Investment opportunity. Large corner lot home comes with adjoining lot. Welcome to your next lucrative investment oportunity in Dallas. Perfect for flippers, or anyone looking for some great equaty. This property is the perfect canvas for a profitable flip. The property is close to UNT Dallas and would be a great rental opportunity. Walking distance to singing hills park. Great location near loop 12, I20 and I35. NO WHOLESELLERS or ASSIGNMENTS ACCEPTED. The Price reflects the condition of the home. The Property is sold as is and no repairs will be made.

18. 2023-11-05
    historical
19. 2023-10-15
    status Active
20. 2023-09-14
    historical
21. 2023-09-08
    status Active
22. 2023-09-07
    status Option Pending
23. 2023-08-28
    status Active
24. 2023-07-30
    historical
25. 2023-07-08
    price $199,000
26. 2023-07-08
    status Active
27. 2023-06-19
    historical
28. 2023-05-30
    listed $249,000 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: $4,250 · $354/mo
• Projected year-2 tax: $4,250 · $354/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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $36,465
• − Mortgage interest: −$11,198
• − Property taxes: −$4,250
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,917
• − Management: −$2,917
• − Depreciation: −$5,815
• Taxable income: $8,368
• Est. tax owed @ 24.0%: −$2,008
• After-tax cash flow: $8,970/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-19.7% since first listed

16 events — show timeline

• 2026-06-08 Price Changed $199,900 NTREIS
• 2026-05-09 Listed $209,900 NTREIS
• 2024-03-01 Sold (MLS) — NTREIS
• 2024-02-15 Pending — NTREIS
• 2023-12-14 Listed $229,000 NTREIS
• 2023-11-05 Listing Removed — HARMLS
• 2023-10-15 Relisted — HARMLS
• 2023-09-14 Listing Removed — HARMLS
• 2023-09-08 Relisted — HARMLS
• 2023-09-07 Pending — HARMLS
• 2023-08-28 Relisted — HARMLS
• 2023-07-30 Listing Removed — HARMLS
• 2023-07-08 Price Changed $199,000 HARMLS
• 2023-07-08 Relisted — HARMLS
• 2023-06-19 Listing Removed — HARMLS
• 2023-05-30 Listed $249,000 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $4,250 · -33.3% YoY. Source: county tax records.