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4460 Chaha Rd #205 🌊 Lakefront
D Composite 41.56
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 +15.0/15.0
  • Cash flow +7.9/30.0
  • 1% rule +5.6/10.0
  • Livability +3.7/5.0
  • Rent growth +2.6/5.0
  • Schools +2.5/10.0
  • Condition / age +2.2/5.0
  • DSCR +2.0/10.0
  • Appreciation +0.0/10.0

$130,000

4460 Chaha Rd #205 · Garland, TX 75043
2 bd · 2.0 ba · 943 sqft · Condo · 91 Days on market
Built 1981 Fair condition $138/sqft · 37% below area Est $206k · 37% under · waterfront $326/mo HOA · 24% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This property is eligible for 1.75% (Approx $2,400) Closing Cost Assistance when using the preferred lender. Call Anthony Sclafani, Listing Agent, for more information. Recent System Upgrades Include: AC Unit - 2023 Electrical Panel - 2025 Fridge - 2025 Prime Garland location with excellent access to schools, shopping, parks, hospitals, and entertainment. Quick access to Downtown Dallas (~28 min) and Lake Ray Hubbard (~1 min). Nearby schools: Shugart Elementary (~3 min), Lyles Middle (~6 min), Lakeview Centennial High (~7 min), Classical Center at Brandenburg (~10 min), Beaver Technology Center (~11 min), and Garland Christian Academy (~14 min).

Key facts

  • $326 HOA
  • Parking
  • Pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $130k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $110k (15.2% below list).
  • Meets the 1% rule at list price ($1k rent vs $130k).
  • Recommended offer: $110k (15.2% below list) — sets the bar for cash-flow.
  • Cap rate 5.0% 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-, 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.
  • Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
  • Market conditions: Rents flat; 563 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 24% of rent.
  • 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 $110,180 (15.2% 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 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
  3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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?
  10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  13. 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.
  14. 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.
  15. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.06%
Cap rate
5.03%
Cash-on-cash
-4.52%
DSCR
0.80
GRM
7.9

CMA / ARV

ARV (median comp)
$205,777
List price
$130,000
Delta
-36.82%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold
IRR
-27.8%
Equity multiple
0.09×
Total profit
$-32,986
Equity at exit
$19,383
10-year hold
IRR
-47.1%
Equity multiple
-0.44×
Total profit
$-52,390
Equity at exit
$11,240

Cash invested: $36,400 (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.

Active competition Active MLS

For sale now
0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75043

Home prices YoY
-33.4%
Rents YoY
0.5%
Active inventory
563
Price-to-rent
7.9×

Monthly cashflow live

Estimated rent
$1,376 high interval (Pro) →
Mortgage (P&I)
$682
Tax est. 1.5%
$162 /mo · $1,950/yr
Insurance
$54
HOA
$326
Vacancy / Maint / Mgmt
$289
Net cashflow
$-137

Break-even live

Break-even rent $1,550
Max offer price $110,180
Occupancy floor

Sensitivity live

Price -10% $-47 -5% $-92 +0% $-137 +5% $-182 +10% $-227
Rent -10% $-246 -5% $-191 +0% $-137 +5% $-83 +10% $-28
Rate -1.0pp $-72 -0.5pp $-104 base $-137 +0.5pp $-171 +1.0pp $-205

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
$32,500
Closing costs
$3,900
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4464 Chaha Rd #205 Garland, TX 2.0 2.0 943 $1,400 $1.48 120d 1 0.02mi
4484 Chaha Rd Garland, TX 2.0 2.0 958 $1,500 $1.57 45d 1 0.03mi
4484 Chaha Rd Garland, TX 2.0 2.0 958 $1,450 $1.51 139d 2 0.03mi
4448 Chaha Rd #203 Garland, TX 2.0 2.0 958 $1,500 $1.57 120d 1 0.04mi
6141 Bay Island Dr Garland, TX 2.0 2.0 870 $1,173 $1.35 18d 1 0.06mi
6141 Bay Island Dr Unit 119 Garland, TX 1.0 1.0 683 $910 $1.33 69d 1 0.06mi
6141 Bay Island Dr Garland, TX 1.0 1.0 660 $1,099 $1.67 20d 1 0.06mi
6127 Bay Island Dr Garland, TX 1.0 1.0 675 $890 $1.32 63d 1 0.06mi
4456 Chaha Rd Unit 205 Garland, TX 2.0 2.0 943 $1,350 $1.43 139d 1 0.07mi
4540F Chaha Rd #106 Garland, TX 2.0 2.0 943 $1,600 $1.70 110d 1 0.07mi
6173 Bay Island Dr Garland, TX 1.0 1.0 660 $898 $1.36 20d 1 0.07mi
4544 Chaha Rd #106 Garland, TX 1.0 1.0 668 $1,025 $1.53 18d 1 0.08mi
4540 Chaha Rd Unit F-204 Garland, TX 2.0 2.0 842 $1,400 $1.66 139d 1 0.08mi
4552 Chaha Rd Unit 205 Garland, TX 2.0 2.0 943 $1,900 $2.01 37d 1 0.09mi
4552 Chaha Rd Garland, TX 2.0 2.0 943 $2,000 $2.12 120d 1 0.09mi
4552 Chaha Rd Unit 202 Garland, TX 2.0 2.0 943 $1,900 $2.01 63d 1 0.09mi
4416 Chaha Rd #202 Garland, TX 2.0 2.0 804 $1,299 $1.62 103d 1 0.10mi
4416 Chaha Rd #201 Garland, TX 1.0 1.0 664 $1,070 $1.61 139d 1 0.10mi
4416 Chaha Rd #102 Garland, TX 2.0 2.0 804 $1,395 $1.74 117d 1 0.10mi
4412 Chaha Rd #202 Garland, TX 2.0 1.0 940 $1,197 $1.27 35d 1 0.11mi
4605 Chaha Rd Garland, TX 3.0 1.0–3.0 1247 $1,876 $1.50 85d 41 0.11mi
4420 Chaha Rd #103 Garland, TX 2.0 2.0 804 $1,397 $1.74 36d 1 0.11mi
4412 Chaha Rd Garland, TX 2.0 1.0–2.0 872 $1,497 $1.72 139d 2 0.11mi
4412 Chaha Rd Garland, TX 1.0–2.0 1.0 802 $1,299 $1.62 56d 2 0.11mi
4492 Chaha Rd Apt 201 Garland, TX 1.0 1.0 670 $1,400 $2.09 26d 1 0.11mi
4420 Chaha Rd Garland, TX 1.0–2.0 1.0–2.0 734 $1,450 $1.98 110d 2 0.12mi
4420 Chaha Rd Garland, TX 2.0 2.0 804 $1,371 $1.71 45d 2 0.12mi
4552 Chaha Rd Garland, TX 1.0–2.0 1.0–2.0 806 $1,900 $2.36 63d 2 0.12mi
4452 Chaha Rd #204 Garland, TX 2.0 2.0 958 $1,790 $1.87 18d 1 0.13mi
4610 Chaha Rd Unit 206 Garland, TX 1.0 1.0 626 $995 $1.59 82d 1 0.14mi
4606 Chaha Rd #103 Garland, TX 2.0 2.0 842 $1,850 $2.20 139d 1 0.14mi
4623 Chaha Rd Garland, TX 1.0 1.0 675 $890 $1.32 63d 1 0.14mi
4602 Chaha Rd #202 Garland, TX 1.0 1.0 717 $999 $1.39 46d 1 0.15mi
4422 Point Blvd Garland, TX 1.0 1.0 760 $820 $1.08 10d 1 0.15mi
4376 Point Blvd Garland, TX 1.0 1.0 675 $890 $1.32 63d 1 0.16mi
6002 Marvin Loving Dr #203 Garland, TX 2.0 2.0 1060 $1,425 $1.34 95d 1 0.16mi
6010 Marvin Loving Dr #101 Garland, TX 1.0 1.0 740 $1,095 $1.48 39d 1 0.16mi
4637 Chaha Rd Unit 119 Garland, TX 1.0 1.0 683 $910 $1.33 69d 1 0.16mi
4637 Chaha Rd Garland, TX 1.0 1.0 726 $981 $1.35 20d 1 0.16mi
4637 Chaha Rd Garland, TX 2.0 2.0 1000 $1,123 $1.12 18d 1 0.16mi

Property features AI

Finance

Other
Located in Faulkner Point 2 subdivision (complex: FAULKNER POINT 2)County: DallasCountry: United StatesDirections: Use GPS. Look for Building L, second floor unit. You can park anywhere in the parking lot.
Financial info
Treat as clear loan typeNo second mortgage indicated
HOA & community
Mandatory associationMonthly association fee ($326)HOA management: AMGI (972-503-2644)Association covers full use of facilities, grounds maintenance, structure maintenance, security, sewer and water

Exterior

Parking
Carport (1 covered/carport space)Parking lot available
Security
Community security included in association
Utilities
City waterCity sewerElectricity connectedMunicipal utility district: No
Home design
Condominium (attached)Residential property2 total stories (building)Second-floor unit (floor location number 2)
Construction
Built in 1981
Exterior features
Condo/townhome lotHas poolSidewalksSubdivided lot

Interior

Kitchen
Appliances: Other
Bedrooms
Primary bedroom on level 12 total bedrooms
Bathrooms
2 full bathrooms
Heating & cooling
Central heatingCentral air conditioning (electric)
Interior features
Cable TV availableOne living areaOne dining areaTotal room count: 2One-story unit
Laundry & utility
Washer hookup

HOA detail $326/mo · $3,912/yr condo

Likely covers
electric
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-24
    days on market $130,000 Active 91 DOM
  2. 2026-08-23
    days on market $130,000 Active 90 DOM
  3. 2026-08-22
    days on market $130,000 Active 89 DOM
  4. 2026-08-21
    days on market $130,000 Active 88 DOM
  5. 2026-08-20
    days on market $130,000 Active 87 DOM
  6. 2026-08-19
    days on market $130,000 Active 86 DOM
  7. 2026-08-18
    days on market $130,000 Active 85 DOM
  8. 2026-08-17
    days on market $130,000 Active 84 DOM
  9. 2026-08-16
    days on market $130,000 Active 83 DOM
  10. 2026-08-15
    days on market $130,000 Active 82 DOM
  11. 2026-08-14
    days on market $130,000 Active 81 DOM
  12. 2026-08-13
    days on market $130,000 Active 80 DOM
  13. 2026-08-12
    days on market $130,000 Active 79 DOM
  14. 2026-08-11
    days on market $130,000 Active 78 DOM
  15. 2026-08-10
    days on market $130,000 Active 77 DOM
  16. 2026-08-09
    days on market $130,000 Active 76 DOM
  17. 2026-08-08
    days on market $130,000 Active 75 DOM
  18. 2026-08-06
    days on market $130,000 Active 73 DOM
  19. 2026-08-05
    days on market $130,000 Active 72 DOM
  20. 2026-08-04
    days on market $130,000 Active 71 DOM
  21. 2026-08-03
    pricedays on market $130,000 Active 70 DOM
  22. 2026-07-31
    days on market $135,000 Active 67 DOM
  23. 2026-07-30
    days on market $135,000 Active 65 DOM
  24. 2026-07-28
    days on market $135,000 Active 64 DOM
  25. 2026-07-26
    days on market $135,000 Active 62 DOM
  26. 2026-07-24
    days on market $135,000 Active 60 DOM
  27. 2026-07-23
    days on market $135,000 Active 59 DOM
  28. 2026-07-22
    price $135,000 Active 58 DOM
  29. 2026-07-22
    days on market $140,000 Active 58 DOM
  30. 2026-07-21
    days on market $140,000 Active 57 DOM
  31. 2026-07-01
    days on market $140,000 Active 56 DOM
  32. 2026-06-30
    days on market $140,000 Active 55 DOM
  33. 2026-06-29
    days on market $140,000 Active 54 DOM
  34. 2026-06-28
    days on market $140,000 Active 53 DOM
  35. 2026-06-27
    days on market $140,000 Active 52 DOM
  36. 2026-06-26
    days on market $140,000 Active 51 DOM
  37. 2026-06-24
    days on market $140,000 Active 49 DOM
  38. 2026-06-22
    days on market $140,000 Active 47 DOM
  39. 2026-06-21
    days on market $140,000 Active 46 DOM
  40. 2026-06-18
    days on market $140,000 Active 43 DOM
  41. 2026-06-17
    days on market $140,000 Active 42 DOM
  42. 2026-06-16
    days on market $140,000 Active 41 DOM
  43. 2026-06-15
    days on market $140,000 Active 40 DOM
  44. 2026-06-13
    days on market $140,000 Active 38 DOM
  45. 2026-06-09
    days on market $140,000 Active 34 DOM
  46. 2026-06-08
    days on market $140,000 Active 33 DOM
  47. 2026-06-07
    days on market $140,000 Active 32 DOM
  48. 2026-06-04
    days on market $140,000 Active 29 DOM
  49. 2026-06-03
    days on market $140,000 Active 28 DOM
  50. 2026-06-02
    days on market $140,000 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$16,518
− Mortgage interest
−$7,282
− Property taxes
−$1,950
− Insurance
−$650
− Repairs & maintenance
−$1,321
− Management
−$1,321
− HOA
−$3,912
− Depreciation
−$3,782
Taxable loss
−$3,701
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$888
After-tax cash flow
$-755/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $23,575–$42,435 screening

The property requires significant repairs and updates to its exterior, interior, and systems to improve its condition and value.

Repairs flagged

  • Major Exterior brick — Exposed and in poor condition
  • Major Flooring — Tile flooring in poor condition
  • Major Interior walls — Painted walls with visible wear
  • Major Kitchen cabinets — Outdated and in poor condition
  • Major Bathroom fixtures — Outdated and in poor condition
  • Major Windows — Older windows with visible wear

Value-add opportunities

  • Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
  • Resale Replace flooring — New flooring improves the home's appearance and value
  • Both Upgrade kitchen cabinets — Modern cabinets increase the home's value and functionality
  • Both Upgrade bathroom fixtures — New fixtures improve the home's value and functionality
  • Both Replace windows — New windows improve the home's value and functionality

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Couch Collegiate Prep El Middle O'banion Middle F TX #1,507/1,662 Nat'l #12,181/14,009 High Naaman Forest H S F TX #1,044/1,632 Nat'l #10,416/17,239

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
B Composite livability gradescore 74/100

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 · 2,979,839 people
City population
246,342
Metro
Dallas-Fort Worth-Arlington, TX
Population (ZIP)
63,152
Household income
$76,778
Rent vs Own
37.8% rent · 62.2% own
Severe rent burden
13% of renters

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
Highly diverse neighborhood (Simpson 0.73)
Race & ethnicity
Hispanic / Latino 37% White 30% Two or more races 23% Black 21% Asian 8%
Hispanic origin (detail)
Mexican 29%
Common ancestry
Slovak 1% Portuguese 1% Lithuanian 1%
Foreign-born
24% · Canada, Vietnam
Languages at home
60% English-only · Spanish 31% Other Asian/Pacific 2% Vietnamese 2%

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

Price history

1 event — show timeline
  • 2026-05-06 Listed $140,000 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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