6808 Sweet Sue Ln · Dallas, TX 75241

$160,000

2 bd · 1.5 ba · 1,378 sqft · SingleFamily public records · 10 Days on market

Built 1962 8,973 sqft lot Est $238k · 33% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +6.0/10.0
• 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

Key facts

• 8,973 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Property type: Single Family Residence; Property not attached and has no accessory unit
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); One covered parking space; Garage faces front
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1962; One story
• Construction: Brick construction; Year built: 1962
• Exterior features: Lot under 0.5 acre (approximately 0.206 acres); Subdivision: Singing Hills

Interior

• Kitchen: Dishwasher; Garbage disposal; Dual sinks in the kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 bathrooms total (1 full, 1 half)
• Interior features: Vaulted ceiling(s); Six total rooms; One living area; One dining area; One level (single-story)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.6% 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: 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% of the median local income ($54k/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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $160,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $238,394
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Sax Leigh Dr	0.13mi	3/2.0 (+1)	1,426 (+4%)	8mo	$274,999	$193	75
6323 Harmony Ln	0.40mi	3/2.0 (+1)	1,381 (+0%)	0mo	$260,000	$188	74
6208 Harmony Ln	0.47mi	3/1.5 (+1)	1,294 (-6%)	0mo	$199,500	$154	62
1610 Sax Leigh Dr	0.42mi	3/2.0 (+1)	1,428 (+4%)	8mo	$237,000	$166	61
6832 Carioca Cir	0.09mi	3/2.0 (+1)	1,183 (-14%)	6mo	$244,900	$207	60
6934 Tractor Dr	0.39mi	3/2.0 (+1)	1,295 (-6%)	8mo	$235,000	$181	58
6008 Samcar Trl	0.59mi	3/2.0 (+1)	1,358 (-2%)	10mo	$235,000	$173	55
6626 Asled Ct	0.34mi	3/2.0 (+1)	1,538 (+12%)	10mo	$235,000	$153	50
6310 Silvery Moon Dr	0.35mi	3/1.0 (+1)	1,174 (-15%)	7mo	$168,500	$144	46
7419 Concordia Ln	0.73mi	3/2.0 (+1)	1,265 (-8%)	10mo	$224,000	$177	37
1625 Solitude Dr	0.72mi	3/2.0 (+1)	1,200 (-13%)	1mo	$154,000	$128	37
7309 Amber Dr	0.69mi	3/2.5 (+1)	1,528 (+11%)	8mo	$250,000	$164	34

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-20,127
• Equity at exit: $23,857

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-23,189
• Equity at exit: $13,834

Cash invested: $44,800 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$839
• Tax from tax record: −$327 /mo · $3,927/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $171

Break-even live

Break-even rent $1,561

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	0.08mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	15d	1	0.75mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	0.80mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	0.80mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	8d	1	0.82mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	8d	1	0.82mi
7463 Concordia Ln Dallas, TX	3.0	2.0	1728	$2,100	$1.22	44d	1	0.83mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	8d	1	0.89mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	6d	1	0.90mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	44d	1	0.91mi
7646 Concordia Ln Dallas, TX	1.0	1.0	1468	$650	$0.44	8d	1	0.96mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	8d	1	1.03mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	8d	1	1.09mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	44d	1	1.34mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	8d	1	1.39mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	1.39mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	8d	1	1.39mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	8d	1	1.46mi

Listing history 3 events

1. 2026-05-20
   historical Active Option Contract
2. 2026-05-15
   listed $160,000 Active
3. 2024-07-23
   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: $3,927 · $327/mo
• Projected year-2 tax: $3,927 · $327/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,330
• − Mortgage interest: −$8,962
• − Property taxes: −$3,927
• − Insurance: −$800
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,655
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,157/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

3 events — show timeline

• 2026-05-20 Contingent — NTREIS
• 2026-05-15 Listed $160,000 NTREIS
• 2024-07-23 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,927 · -0.4% YoY. Source: county tax records.