710 Catherine Ln · Seagoville, TX 75159

$195,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 191 Days on market

Built 1972 8,102 sqft lot $206/sqft · 17% below area Est $236k · 17% under ↓ 2% since listing

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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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.4/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this charming 3-bedroom, 1-bath home offering 945 sq ft of comfortable, efficient living space. Thoughtfully updated with recent upgrades throughout, this property is truly move-in ready and ideal for first-time buyers or anyone looking for a low-maintenance home. The bathroom features a handicap-accessible bathtub, adding convenience and versatility for a wide range of needs. Each room feels bright and welcoming, and the layout makes excellent use of every square foot. Located just moments from a nearby elementary school and a community park, the home sits in a friendly, walkable neighborhood that supports an easy, connected lifestyle. This is a great starter home with even more to love: it qualifies for special financing with no down payment, making ownership more accessible. With a recent price reduction and the seller offering $5,000 in concessions, this is an opportunity that stands out in today’s market. A well-kept, updated home in a convenient location — ready for its next chapter.

Key facts

• Close to public park
• 8,102 sq ft lot
• Garage

Tags

• RECENTLY INSTALLED CARPET
• HANDICAP ASSESSABLE BATH
• CLOSE TO PUBLIC PARK
• CLOSE TO ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.1% in Seagoville — 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 71/100 on livability (#319 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Central El (math 58% / reading 52%, grade C, #602 of 4,322 statewide, top 14%, 516 students, 92% FRL); Seagoville Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 1,419 students, 88% FRL); Seagoville H S (math 15% / reading 21%, grade F, #1,445 of 1,632 statewide, top 89%, 1,779 students, 87% FRL).
• Market conditions: Rents soft (-2.9%/yr); 282 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 34% of the median local income ($73k/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 191 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $235,992
• List price: $195,000
• Delta: -17.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Johnnie Row	0.04mi	3/1.5	1,022 (+8%)	8mo	$199,900	$196	76
730 High School Dr	0.43mi	3/1.0	1,033 (+9%)	1mo	$165,000	$160	63
736 Thedford Rd	0.50mi	3/1.5	1,027 (+9%)	0mo	$150,000	$146	60
1311 Crosscreek	0.25mi	3/1.0	1,065 (+13%)	21mo	$230,000	$216	50
815 Quinette Dr	0.41mi	3/2.0	1,016 (+8%)	18mo	$250,000	$246	49
728 Thedford Rd	0.53mi	3/1.5	1,062 (+12%)	24mo	$227,500	$214	33

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-28,124
• Equity at exit: $29,075

10-year hold

• IRR: -12.8%
• Equity multiple: 0.36×
• Total profit: $-35,129
• Equity at exit: $16,860

Cash invested: $54,600 (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 75159

• Home prices YoY: -13.8%
• Rents YoY: -2.9%
• Active inventory: 282
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$360 /mo · $4,319/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $147

Break-even live

Break-even rent $1,853

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $257	-5% $202	+0% $147	+5% $92	+10% $36
Rent	-10% $-14	-5% $66	+0% $147	+5% $227	+10% $308
Rate	-1.0pp $245	-0.5pp $196	base $147	+0.5pp $96	+1.0pp $45

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Catherine Ln Seagoville, TX	3.0	1.0	945	$1,650	$1.75	45d	1	0.07mi
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,825	$1.69	4d	1	0.68mi
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	0d	47	0.83mi

Listing history 21 events

1. 2026-06-21
   days on market $195,000 Active 191 DOM
2. 2026-06-18
   days on market $195,000 Active 188 DOM
3. 2026-06-17
   price $195,000 Active 187 DOM
4. 2026-06-17
   pricedays on market $190,000 Active 187 DOM
5. 2026-06-16
   days on market $210,000 Active 186 DOM
6. 2026-06-15
   days on market $210,000 Active 185 DOM
7. 2026-06-13
   days on market $210,000 Active 183 DOM
8. 2026-06-09
   days on market $210,000 Active 179 DOM
9. 2026-06-08
   days on market $210,000 Active 178 DOM
10. 2026-06-07
    days on market $210,000 Active 177 DOM
11. 2026-06-04
    days on market $210,000 Active 174 DOM
12. 2026-06-03
    days on market $210,000 Active 173 DOM
13. 2026-06-02
    days on market $210,000 Active 172 DOM
14. 2026-06-02
    days on market $210,000 Active 171 DOM
15. 2026-05-31
    days on market $210,000 Active 170 DOM
16. 2026-01-20
    price $210,000 1029-char remark

    Show marketing remark (1029 chars)

    Step into this charming 3-bedroom, 1-bath home offering 945 sq ft of comfortable, efficient living space. Thoughtfully updated with recent upgrades throughout, this property is truly move-in ready and ideal for first-time buyers or anyone looking for a low-maintenance home. The bathroom features a handicap-accessible bathtub, adding convenience and versatility for a wide range of needs. Each room feels bright and welcoming, and the layout makes excellent use of every square foot. Located just moments from a nearby elementary school and a community park, the home sits in a friendly, walkable neighborhood that supports an easy, connected lifestyle. This is a great starter home with even more to love: it qualifies for special financing with no down payment, making ownership more accessible. With a recent price reduction and the seller offering $5,000 in concessions, this is an opportunity that stands out in today’s market. A well-kept, updated home in a convenient location — ready for its next chapter.

17. 2025-12-12
    listed $215,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Step into this charming 3-bedroom, 1-bath home offering 945 sq ft of comfortable, efficient living space. Thoughtfully updated with recent upgrades throughout, this property is truly move-in ready and ideal for first-time buyers or anyone looking for a low-maintenance home. The bathroom features a handicap-accessible bathtub, adding convenience and versatility for a wide range of needs. Each room feels bright and welcoming, and the layout makes excellent use of every square foot. Located just moments from a nearby elementary school and a community park, the home sits in a friendly, walkable neighborhood that supports an easy, connected lifestyle. This is a great starter home with even more to love: it qualifies for special financing with no down payment, making ownership more accessible. With a recent price reduction and the seller offering $5,000 in concessions, this is an opportunity that stands out in today’s market. A well-kept, updated home in a convenient location — ready for its next chapter.

18. 2024-09-16
    soldstatus
19. 2023-12-20
    listed $215,000 Active
20. 2000-09-06
    soldstatus
21. 1994-01-25
    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: $4,319 · $360/mo
• Projected year-2 tax: $4,319 · $360/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 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$10,923
• − Property taxes: −$4,319
• − Insurance: −$975
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,673
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,083/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 — Seagoville

• Score: 71/100
• State rank: #319
• US rank: #7103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagoville, TX
• County: Dallas County · 2,612,404 people
• City population: 23,456
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,456
• Household income: $72,897
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 422.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Black 17%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -51.45%
• Current HPI: 321.2065
• Rent YoY: ▼ -2.86%
• 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

-2.3% since first listed

6 events — show timeline

• 2026-01-20 Price Changed $210,000 NTREIS
• 2025-12-12 Listed $215,000 NTREIS
• 2024-09-16 Sold (Public Records) — Public Records
• 2023-12-20 Listed $215,000 NTREIS
• 2000-09-06 Sold (Public Records) — Public Records
• 1994-01-25 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,319 · +0.3% YoY. Source: county tax records.