1605 Whiteoak Dr · Garland, TX 75040

$169,000

2 bd · 2.0 ba · 1,089 sqft · SingleFamily public records · 32 Days on market

Built 1977 7,536 sqft lot Est $227k · 25% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.0/10.0
• 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

Great opportunity in a prime neighborhood, 3 bed 1 bath home that needs remodel. no wholesalers or assignments will be allowed, no option period offers will take first priority.

Key facts

• 7,536 sq ft lot
• Garage
• Built 1977

Property features AI

Finance

• Other: Listing is active and for sale; Possession at closing/funding
• Financial info: Second mortgage: none; Loan type listed as 'Treat As Clear'
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 1 covered/garage space
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1977
• Exterior features: Lot under 0.5 acre (approximately 0.173 acre); Subdivision: Northlake Estates; Use GPS for directions

Interior

• Kitchen: Disposal
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Built-in features; One living area; One dining area; Disposal
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 30 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).
• This rent runs 31% of the median local income ($75k/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

• It's been on market 32 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1977 — 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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $226,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Whiteoak Dr	0.17mi	3/1.0 (+1)	1,062 (-2%)	2mo	$255,000	$240	77
1462 Bay Shore Dr	0.51mi	3/1.5 (+1)	1,055 (-3%)	2mo	$225,000	$213	62
1422 Deepwood Dr	0.21mi	3/2.0 (+1)	1,223 (+12%)	4mo	$295,000	$241	61
1833 Alonsdale Dr	0.27mi	3/2.0 (+1)	1,179 (+8%)	11mo	$240,000	$204	60
814 Milky Way	0.64mi	3/1.5 (+1)	1,088 (-0%)	8mo	$199,900	$184	56
1505 Bergen Dr	0.46mi	3/2.0 (+1)	1,240 (+14%)	1mo	$279,900	$226	49
1021 Pleasant Valley Rd	0.46mi	3/1.5 (+1)	1,219 (+12%)	4mo	$229,000	$188	49
914 Toyah Creek Ln	0.47mi	3/2.0 (+1)	1,248 (+15%)	1mo	$275,000	$220	48
1125 Twilight Dr	0.46mi	3/2.0 (+1)	1,203 (+10%)	13mo	$250,000	$208	45
1510 Shalfont Ln	0.70mi	3/2.0 (+1)	1,203 (+10%)	3mo	$179,000	$149	42
1453 Shorecrest Dr	0.67mi	3/2.0 (+1)	1,228 (+13%)	3mo	$195,000	$159	40
1209 Shorecrest Dr	0.75mi	3/1.5 (+1)	1,230 (+13%)	6mo	$240,000	$195	31

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-26,200
• Equity at exit: $25,198

10-year hold

• IRR: -14.3%
• Equity multiple: 0.29×
• Total profit: $-33,449
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$886
• Tax from tax record: −$475 /mo · $5,700/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $92

Break-even live

Break-even rent $1,812

Max offer price $169,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $140	+0% $92	+5% $44	+10% $-4
Rent	-10% $-60	-5% $16	+0% $92	+5% $168	+10% $244
Rate	-1.0pp $177	-0.5pp $135	base $92	+0.5pp $48	+1.0pp $4

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 Meridian Way Garland, TX	3.0	2.0	1476	$1,900	$1.29	25d	1	0.08mi
1506 Whiteoak Dr Garland, TX	3.0	2.0	1435	$2,000	$1.39	17d	1	0.08mi
1506 Whiteoak Dr Garland, TX	3.0	2.0	1435	$2,000	$1.39	18d	1	0.08mi
1841 Sage Dr Garland, TX	3.0	2.0	1356	$1,995	$1.47	14d	1	0.20mi
1834 Sage Dr Garland, TX	3.0	2.0	1422	$2,100	$1.48	8d	1	0.24mi
1630 Dell Oak Dr Garland, TX	3.0	2.0	1268	$2,100	$1.66	8d	1	0.27mi
1406 Yukon Dr Garland, TX	2.0	1.5	950	$1,395	$1.47	44d	1	0.36mi
1009 Foxe Basin Dr Garland, TX	3.0	1.5	1019	$1,850	$1.82	2d	1	0.49mi
822 Milky Way Garland, TX	3.0	2.0	1141	$2,100	$1.84	8d	1	0.60mi
820 Courtenay Pl Garland, TX	3.0	2.0	1224	$1,845	$1.51	44d	1	0.63mi
822 Courtenay Pl Garland, TX	2.0	2.0	1296	$1,845	$1.42	22d	1	0.63mi
2606 Shalimar Dr Garland, TX	3.0	2.0	1242	$1,850	$1.49	15d	1	0.78mi
618 Pleasant Valley Rd Garland, TX	3.0	2.0	1003	$2,095	$2.09	44d	1	0.78mi
613 Dawn Dr Garland, TX	3.0	2.0	1026	$2,200	$2.14	4d	1	0.82mi
1405 Meandering Way Garland, TX	3.0	2.0	1446	$2,100	$1.45	8d	1	0.84mi
617 Rosewood Hills Dr Garland, TX	3.0	2.0	1272	$1,800	$1.42	25d	1	0.86mi
510 Sunset Dr Garland, TX	3.0	2.0	1265	$1,800	$1.42	5d	1	0.87mi
502 Moonlight Dr Garland, TX	3.0	2.0	1496	$1,900	$1.27	12d	1	0.90mi
501 Rosewood Hills Dr Garland, TX	3.0	1.5	1304	$1,850	$1.42	19d	1	0.96mi
633 Carriagehouse Ln Unit 3I Garland, TX	2.0	1.5	916	$1,600	$1.75	44d	1	1.09mi
1309 Brookfield Dr Rowlett, TX	3.0	2.0	1386	$2,500	$1.80	21d	1	1.24mi
312 Cole St Garland, TX	2.0	1.0	1004	$1,695	$1.69	25d	1	1.31mi
1600 Firewheel Pkwy Garland, TX	1.0–3.0	1.0–2.0	1052	$2,428	$2.31	0d	34	1.35mi
1018 Collie Ct Garland, TX	2.0	2.0	1007	$2,334	$2.32	25d	1	1.39mi
1130 Richard Dr Garland, TX	3.0	1.0	891	$2,000	$2.24	44d	1	1.41mi
6325 Wildhaven Dr Unit 1019573P Rowlett, TX	3.0	2.0	1345	$6,435	$4.78	0d	1	1.41mi
6325 Wildhaven Dr Rowlett, TX	3.0	2.0	1350	$7,500	$5.56	44d	1	1.41mi
202 Belt Line Rd Garland, TX	1.0–2.0	1.0–2.0	868	$1,570	$1.81	0d	11	1.42mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	4d	1	1.44mi
2013 Victoria Dr Garland, TX	3.0	2.0	1159	$1,900	$1.64	15d	1	1.44mi

Listing history 14 events

1. 2026-06-15
   status $169,000 Pending 32 DOM
2. 2026-06-15
   days on market $169,000 Active 32 DOM
3. 2026-06-13
   days on market $169,000 Active 30 DOM
4. 2026-06-09
   days on market $169,000 Active 26 DOM
5. 2026-06-08
   days on market $169,000 Active 25 DOM
6. 2026-06-07
   days on market $169,000 Active 24 DOM
7. 2026-06-04
   days on market $169,000 Active 21 DOM
8. 2026-06-03
   days on market $169,000 Active 20 DOM
9. 2026-06-02
   days on market $169,000 Active 19 DOM
10. 2026-06-01
    days on market $169,000 Active 18 DOM
11. 2026-05-31
    days on market $169,000 Active 17 DOM
12. 2026-05-14
    listed $169,000 Active
13. 1992-07-29
    soldstatus
14. 1981-04-29
    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: $5,700 · $475/mo
• Projected year-2 tax: $5,700 · $475/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: $23,143
• − Mortgage interest: −$9,467
• − Property taxes: −$5,700
• − Insurance: −$845
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,916
• Taxable loss: −$1,487
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,460/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

3 events — show timeline

• 2026-05-14 Listed $169,000 NTREIS
• 1992-07-29 Sold (Public Records) — Public Records
• 1981-04-29 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,700 · +5.3% YoY. Source: county tax records.