808 Lilac Dr · Garland, TX 75040

$179,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 35 Days on market

Built 1957 8,398 sqft lot $216/sqft · 13% below area Est $207k · 13% 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).

• Cash flow +13.6/30.0
• ARV discount +13.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with huge upside! This 3-bedroom, 1-bath single-family home is full of potential and ready for your vision. Original hardwood floors are hidden beneath the carpet, just waiting to be restored. The garage has been converted into a spacious third bedroom, adding valuable square footage and flexibility. Situated on a large lot with a fully fenced backyard, there’s plenty of room for outdoor living, expansion, or added improvements. Whether you’re looking for your next flip, rental property, or a project to customize, this home offers a solid foundation and endless possibilities. Don’t miss this opportunity to unlock its true value!

Key facts

• Large lot
• Converted garage
• 8,398 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• FULLY FENCED BACKYARD
• LARGE LOT
• CONVERTED GARAGE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: City water with individual water meter; City sewer / sewer available; Electricity connected; Cable available
• Home design: Single-family residence; Residential property; Single-story; Preowned (built in 1957); Subdivision: Garland Heights; Facing/directions: From downtown Garland head north on N 5th St, right on W Walnut St, left on N Garland Ave, right on W Buckingham Rd, left on Lilac Dr
• Construction: Composition roof; Built in 1957
• Exterior features: Sidewalk

Interior

• Kitchen: Built-in cabinets; Pantry; No major appliances included (listed as none)
• Bedrooms: 3 bedrooms, all on the main level; One bedroom with walk-in closet
• Bathrooms: 1 full bathroom (primary bathroom includes built-in cabinets, linen closet, medicine cabinet, tile counters)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Pantry; One living area; One dining area; 7 total rooms; One level (single-story)
• Laundry & utility: Washer hookup; Utility room with floor drain and utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $10 ($124/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.1% below list).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.5% in Garland — 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 (#165 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities C-, schools D+, health & safety F.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 230 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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

• It's been on market 35 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.00% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $206,709
• List price: $179,000
• Delta: -13.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Travis St	0.10mi	2/1.0	792 (-4%)	7mo	$198,000	$250	82
828 Crockett St	0.20mi	2/1.0	810 (-2%)	13mo	$195,000	$241	76
811 Magnolia Dr	0.35mi	2/1.0	776 (-6%)	0mo	$149,900	$193	73
717 Sylvan Dr	0.26mi	2/1.0	864 (+4%)	12mo	$215,000	$249	71
813 Bowie St	0.15mi	3/1.0 (+1)	792 (-4%)	12mo	$165,000	$208	70
1233 Nash St	0.39mi	2/1.0	793 (-4%)	15mo	$182,000	$230	62
1213 Nash St	0.34mi	2/1.0	793 (-4%)	19mo	$204,999	$259	62
825 Magnolia Dr	0.37mi	2/1.0	808 (-2%)	23mo	$225,000	$278	60
1449 Meadowbrook Dr	0.67mi	2/1.0	792 (-4%)	15mo	$215,000	$271	49
648 N 4th St	0.37mi	2/1.0	909 (+10%)	23mo	$187,500	$206	47
1468 Nash St	0.69mi	2/1.0	872 (+5%)	21mo	$245,000	$281	41

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-32,726
• Equity at exit: $26,689

10-year hold

• IRR: -19.2%
• Equity multiple: 0.11×
• Total profit: $-44,695
• Equity at exit: $15,477

Cash invested: $50,120 (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 75040

• Rents YoY: 0.4%
• Active inventory: 230
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$939
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $10

Break-even live

Break-even rent $1,774

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $61	+0% $10	+5% $-40	+10% $-91
Rent	-10% $-131	-5% $-60	+0% $10	+5% $81	+10% $152
Rate	-1.0pp $100	-0.5pp $56	base $10	+0.5pp $-36	+1.0pp $-83

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 S Garland Ave Garland, TX	1.0–2.0	1.0–2.0	1084	$2,440	$2.25	8d	15	0.95mi
202 Belt Line Rd Garland, TX	1.0–2.0	1.0–2.0	868	$1,570	$1.81	0d	11	0.97mi
618 Pleasant Valley Rd Garland, TX	3.0	2.0	1003	$2,095	$2.09	44d	1	1.02mi
324 Rita Dr Garland, TX	2.0	1.5	1037	$1,400	$1.35	44d	1	1.05mi
1240 W Avenue D Garland, TX	2.0	1.0	800	$1,500	$1.88	2d	3	1.07mi
613 Dawn Dr Garland, TX	3.0	2.0	1026	$2,200	$2.14	4d	1	1.08mi
312 Cole St Garland, TX	2.0	1.0	1004	$1,695	$1.69	25d	1	1.13mi
1009 Foxe Basin Dr Garland, TX	3.0	1.5	1019	$1,850	$1.82	2d	1	1.28mi
1406 Yukon Dr Garland, TX	2.0	1.5	950	$1,395	$1.47	44d	1	1.40mi
633 Carriagehouse Ln Unit 3I Garland, TX	2.0	1.5	916	$1,600	$1.75	44d	1	1.45mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $179,000 Pending 35 DOM
2. 2026-06-04
   days on market $179,000 Active 34 DOM
3. 2026-06-03
   days on market $179,000 Active 33 DOM
4. 2026-06-02
   status $179,000 Active 32 DOM
5. 2026-05-13
   historical Active Option Contract 676-char remark
6. 2026-04-27
   listed $179,000 Active 676-char remark
7. 2015-07-21
   soldstatus
8. 2010-03-08
   soldstatus
9. 2001-10-19
   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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,451
• − Mortgage interest: −$10,027
• − Property taxes: −$4,663
• − Insurance: −$895
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$5,207
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $790/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Garland

• Score: 74/100
• State rank: #165
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garland, TX
• County: Dallas County · 2,612,404 people
• City population: 246,342
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 64,606
• Household income: $74,519
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1746.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 29% White 21% Black 15% Asian 11%
• Hispanic origin (detail): Mexican 38% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Vietnamese 7% Other Indo-European 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: ▼ -203.91%
• Current HPI: 325.6966
• Rent YoY: ▲ 0.43%
• 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

8 events — show timeline

• 2026-06-12 Pending — NTREIS
• 2026-06-02 Relisted — NTREIS
• 2026-05-29 Pending — NTREIS
• 2026-05-13 Contingent — NTREIS
• 2026-04-27 Listed $179,000 NTREIS
• 2015-07-21 Sold (Public Records) — Public Records
• 2010-03-08 Sold (Public Records) — Public Records
• 2001-10-19 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,663 · +8.2% YoY. Source: county tax records.