202 Mathis St · Seagoville, TX 75159

$200,000

3 bd · 1.5 ba · 1,309 sqft · SingleFamily public records · 10 Days on market

Built 1960 0.88 ac lot Est $258k · 22% 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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +4.9/10.0
• 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

Opportunity awaits on this spacious 0.88-acre treed lot in Seagoville. Nestled among mature trees and set back from the road with a long driveway, this property offers privacy, room to spread out, and plenty of potential for the next owner. The home features 3 bedrooms, 1.5 bathrooms, a living room, dining room, and kitchen, plus a converted attached garage that provides valuable bonus space for a second living area, game room, home office, or hobby room. A standout feature of the property is the oversized detached 2-car garage with additional space for storage, a workshop, or projects, offering flexibility for a variety of needs. The expansive lot provides ample room for outdoor activities

Key facts

• Long driveway
• 0.88 acre lot
• Mature trees

Tags

• 0.88 ACRE LOT
• MATURE TREES
• LONG DRIVEWAY
• CONVERTED ATTACHED GARAGE
• OVERSIZED DETACHED GARAGE
• VERSATILE OUTBUILDINGS

Property features AI

Finance

• Other: Possession at closing/funding; Listing is active and for sale
• Financial info: Listing terms include Cash, Conventional, FHA-203K; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage with automatic opener and double doors; Driveway
• Security: No surveillance devices present
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Not in a municipal utility district
• Home design: Single-family residence; Attached property; One story; Built in 1960; Brick construction; Shingle/composition roof; Slab foundation; Subdivision: J L Mathis
• Construction: Brick exterior; Shingle/composition roof; Slab foundation; Year built 1960
• Exterior features: Front porch; Rear porch; Large backyard with grass; Many trees; Level lot; Garage(s), storage, and workshop structures

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Built-in cabinets; Tile counters
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (powder room)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High-speed internet available; Tile counters; Wainscoting; Two living areas; One dining area; 10 total rooms; One-level layout
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 6.9% 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: Seagoville El (math 19% / reading 24%, grade F, #3,470 of 4,322 statewide, top 81%, 607 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).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 282 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 35% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $200,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $257,873
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Adkins St	0.17mi	3/2.0	1,276 (-2%)	2mo	$175,000	$137	84
905 Howard St	0.07mi	3/2.0	1,313 (+0%)	14mo	$174,000	$133	83
912 Netherland Dr	0.58mi	3/2.0	1,289 (-2%)	3mo	$295,000	$229	66
206 Avenue C	0.38mi	3/1.0	1,221 (-7%)	6mo	$134,000	$110	64
709 Grandview Ave	0.70mi	3/2.0	1,292 (-1%)	6mo	$255,000	$197	58
1203 N Kaufman St	0.24mi	3/2.0	1,443 (+10%)	16mo	$215,000	$149	57
705 Grandview Ave	0.68mi	3/2.0	1,272 (-3%)	7mo	$253,000	$199	56
710 Grandview Ave	0.72mi	3/2.0	1,248 (-5%)	13mo	$265,000	$212	46
717 Fairview Ave	0.75mi	3/2.0	1,256 (-4%)	14mo	$265,000	$211	45
619 Judy Ln	0.72mi	3/1.5	1,278 (-2%)	22mo	$249,900	$196	44
518 Highland Dr	0.55mi	4/2.0 (+1)	1,413 (+8%)	15mo	$263,900	$187	42
506 Jean Dr	0.51mi	3/1.5	1,139 (-13%)	24mo	$254,900	$224	35

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-32,278
• Equity at exit: $29,821

10-year hold

• IRR: -16.5%
• Equity multiple: 0.22×
• Total profit: $-43,466
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$438 /mo · $5,258/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $97

Break-even live

Break-even rent $1,988

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $210	-5% $153	+0% $97	+5% $40	+10% $-16
Rent	-10% $-70	-5% $13	+0% $97	+5% $180	+10% $264
Rate	-1.0pp $198	-0.5pp $148	base $97	+0.5pp $45	+1.0pp $-8

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Bluffview Dr Unit C Seagoville, TX	3.0	2.0	1150	$1,295	$1.13	26d	1	0.59mi
521 Jean Dr Seagoville, TX	3.0	2.0	1080	$1,825	$1.69	4d	1	0.60mi
1610 Parkhaven Dr Seagoville, TX	4.0	1.5	1450	$1,695	$1.17	16d	1	0.65mi
324 Greenhaven Dr Seagoville, TX	4.0	2.0	1740	$2,300	$1.32	22d	1	0.73mi
1927 Churchill Downs Dr Seagoville, TX	3.0	2.5	1707	$2,300	$1.35	3d	1	0.96mi
718 Dakota Ln Seagoville, TX	3.0–5.0	2.0–2.5	2167	$2,400	$1.11	0d	1	1.00mi
813 Huddleston Ct Seagoville, TX	3.0	2.0	1460	$1,855	$1.27	4d	1	1.01mi
108 US HWY Seagoville, TX	1.0–3.0	1.0–2.5	1340	$2,650	$1.98	0d	47	1.02mi
108 U.S. 175 Frontage Rd Seagoville, TX	2.0	2.0	1143	$2,325	$2.03	0d	5	1.08mi
1921 Belmont Dr Seagoville, TX	4.0	2.0	1772	$1,995	$1.13	9d	1	1.15mi
1630 Emily Ln Seagoville, TX	3.0	2.0	1546	$1,849	$1.20	9d	1	1.17mi
702 Catherine Ln Seagoville, TX	3.0	1.0	945	$1,650	$1.75	45d	1	1.22mi
707 Shadybrook Ln Seagoville, TX	3.0	2.0	1344	$1,950	$1.45	45d	1	1.24mi
1304 Riverview Ln Seagoville, TX	3.0	2.0	1490	$1,899	$1.27	26d	1	1.33mi

Listing history 9 events

1. 2026-06-08
   status $200,000 Pending 10 DOM
2. 2026-06-07
   days on market $200,000 Active Option Contract 10 DOM
3. 2026-06-04
   statusdays on market $200,000 Active Option Contract 7 DOM
4. 2026-06-03
   days on market $200,000 Active 6 DOM
5. 2026-06-02
   days on market $200,000 Active 5 DOM
6. 2026-06-01
   days on market $200,000 Active 4 DOM
7. 2026-05-31
   days on market $200,000 Active 3 DOM
8. 2026-05-28
   listed $200,000 Active
9. 2000-10-27
   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: $5,258 · $438/mo
• Projected year-2 tax: $5,258 · $438/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,323
• − Mortgage interest: −$11,203
• − Property taxes: −$5,258
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,818
• Taxable loss: −$2,007
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,644/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 events — show timeline

• 2026-05-28 Listed $200,000 NTREIS
• 2000-10-27 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $5,258 · -1.8% YoY. Source: county tax records.