2286 Nantucket Village Cir · Dallas, TX 75227

$199,900

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 84 Days on market

Built 1983 2,831 sqft lot $164/sqft · 11% below area Est $224k · 11% under

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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 +12.4/15.0
• Cash flow +10.3/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

Key facts

• New carpet
• Luxury vinyl plank
• New water heater

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW CARPET
• LUXURY VINYL PLANK
• MAJOR SYSTEMS SERVICED
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.1% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Edward Titche El (math 31% / reading 31%, grade F, #2,429 of 4,322 statewide, top 57%, 678 students, 99% FRL); Young Men'S Leadership Academy At Fred F Florence (math 18% / reading 19%, grade F, #1,478 of 1,662 statewide, top 90%, 559 students, 81% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 33% of the median local income ($64k/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 84 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $200k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $177,735 (11.1% 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 84 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (median comp): $224,343
• List price: $199,900
• Delta: -10.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Nantucket Village Dr	0.13mi	3/2.0	1,283 (+5%)	5mo	$275,000	$214	77
9914 Cedar Mountain Cir	0.45mi	3/2.0	1,202 (-2%)	2mo	$200,000	$166	70
9957 Cedar Mountain Cir	0.48mi	3/2.0	1,196 (-2%)	2mo	$188,000	$157	68
1915 Red Cloud Dr	0.55mi	3/1.5	1,241 (+2%)	2mo	$180,000	$145	68
1314 Lorraine Ln	0.44mi	3/2.0	1,173 (-4%)	2mo	$250,000	$213	68
9912 Bluffcreek Dr	0.37mi	3/2.0	1,101 (-10%)	1mo	$219,900	$200	62
10922 Limestone Dr	0.51mi	3/2.0	1,268 (+4%)	5mo	$270,000	$213	62
10419 Blackjack Oaks Dr	0.29mi	3/2.0	1,371 (+12%)	2mo	$244,999	$179	60
9918 Cedar Mountain Cir	0.44mi	4/2.0 (+1)	1,284 (+5%)	3mo	$198,999	$155	60
10703 Eastham St	0.28mi	3/2.0	1,046 (-14%)	2mo	$160,000	$153	57
10315 Oak Gate Ln	0.50mi	3/2.0	1,110 (-9%)	2mo	$175,000	$158	56
9666 Limestone Dr	0.72mi	3/2.0	1,048 (-14%)	4mo	$217,500	$208	36

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-44,481
• Equity at exit: $29,806

10-year hold

• IRR: -32.2%
• Equity multiple: -0.20×
• Total profit: $-67,421
• 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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$382 /mo · $4,587/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-110

Break-even live

Break-even rent $1,916

Max offer price $180,518

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-53	+0% $-110	+5% $-166	+10% $-223
Rent	-10% $-250	-5% $-180	+0% $-110	+5% $-40	+10% $31
Rate	-1.0pp $-9	-0.5pp $-59	base $-110	+0.5pp $-162	+1.0pp $-214

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	0.04mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	0.11mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	5d	1	0.14mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	0.15mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	9d	1	0.17mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	18d	1	0.20mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.22mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	0.25mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	0.29mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	26d	1	0.30mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	0.37mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.38mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	0.39mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.39mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	0.39mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	0.41mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	0.42mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	0.42mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	0.42mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	0.46mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	15d	1	0.48mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	0.49mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	26d	1	0.58mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	0.61mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	5d	1	0.65mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	0.69mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	0.72mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$999	$1.13	45d	1	0.79mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.79mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.83mi
10125 Muskogee Dr Dallas, TX	4.0	2.0	1477	$1,900	$1.29	26d	1	0.84mi
10125 Muskogee Dr Dallas, TX	4.0	2.0	1400	$1,999	$1.43	45d	1	0.84mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	26d	1	0.84mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	45d	1	0.86mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	26d	1	0.88mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	0.90mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	5d	1	0.90mi
10410 Cymbal Dr Dallas, TX	2.0	1.5	1128	$1,350	$1.20	1d	1	0.90mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.90mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	3d	1	0.96mi

Listing history 26 events

1. 2026-05-14
   historical Active Option Contract 576-char remark

   Show marketing remark (576 chars)

   Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

2. 2026-05-08
   price $199,900 576-char remark

   Show marketing remark (576 chars)

   Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

3. 2026-04-02
   price $204,900 576-char remark

   Show marketing remark (576 chars)

   Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

4. 2026-03-12
   price $209,900 576-char remark

   Show marketing remark (576 chars)

   Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

5. 2026-02-26
   listed $214,900 Active 576-char remark

   Show marketing remark (576 chars)

   Welcome to your new move in home in the heart of 75527! This newly updated 3 bed 1 bath is ready for you! Your new home brings in low maintenance, major systems serviced or replaced, and comfort for your family. All new interior and exterior paint, new roof, new water heater, all new carpet and luxury vinyl plank, and many more update! A hop skip and jump from Interstate 635and 352 makes the location desirable to get anywhere in Dallas! You do not want to miss out on this beauty!  This home is going to sell fast, come view your home today!

6. 2026-01-14
   historical
7. 2026-01-08
   price $169,900
8. 2026-01-02
   listed $174,900 Active
9. 2025-12-29
   soldstatus
10. 2025-03-19
    historical $1,350
11. 2025-03-09
    price $1,350
12. 2025-02-24
    price $1,395
13. 2025-02-16
    price $1,450
14. 2025-02-01
    price $1,495
15. 2025-01-16
    listed $1,550
16. 2025-01-16
    historical $1,550
17. 2024-12-07
    listed $1,550
18. 2014-06-17
    status Pending
19. 2014-06-13
    listed $84,900 Active
20. 2014-06-02
    soldstatus
21. 2014-06-01
    soldstatus Closed
22. 2014-04-25
    status Pending
23. 2014-04-16
    listed $52,000 Active
24. 1994-07-18
    soldstatus $36,907
25. 1994-07-08
    soldstatus
26. 1993-01-11
    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: $4,587 · $382/mo
• Projected year-2 tax: $4,587 · $382/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,328
• − Mortgage interest: −$11,198
• − Property taxes: −$4,587
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$5,815
• Taxable loss: −$4,683
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-193/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+441.6% since first listed

26 events — show timeline

• 2026-05-14 Contingent — NTREIS
• 2026-05-08 Price Changed $199,900 NTREIS
• 2026-04-02 Price Changed $204,900 NTREIS
• 2026-03-12 Price Changed $209,900 NTREIS
• 2026-02-26 Listed $214,900 NTREIS
• 2026-01-14 Listing Removed — NTREIS
• 2026-01-08 Price Changed $169,900 NTREIS
• 2026-01-02 Listed $174,900 NTREIS
• 2025-12-29 Sold (Public Records) — Public Records
• 2025-03-19 Rental Removed $1,350 NTREIS
• 2025-03-09 Price Changed $1,350 NTREIS
• 2025-02-24 Price Changed $1,395 NTREIS
• 2025-02-16 Price Changed $1,450 NTREIS
• 2025-02-01 Price Changed $1,495 NTREIS
• 2025-01-16 Listed for Rent $1,550 NTREIS
• 2025-01-16 Rental Removed $1,550 PROPERTYWARE
• 2024-12-07 Listed for Rent $1,550 PROPERTYWARE
• 2014-06-17 Pending — NTREIS
• 2014-06-13 Listed $84,900 NTREIS
• 2014-06-02 Sold (Public Records) — Public Records
• 2014-06-01 Sold (MLS) — NTREIS
• 2014-04-25 Pending — NTREIS
• 2014-04-16 Listed $52,000 NTREIS
• 1994-07-18 Sold (Public Records) $36,907 Public Records
• 1994-07-08 Sold (Public Records) — Public Records
• 1993-01-11 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,587 · -0.4% YoY. Source: county tax records.