827 Taylor St · Lancaster, TX 75134

$195,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 2 Days on market

Built 1959 10,324 sqft lot Est $157k · 24% over

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Renovated 3 bed 1 bath home in Lancaster, minutes from the interstate.

Key facts

• 0.24 acre lot
• Garage
• Built 1959

Property features AI

Finance

• Other: Property type: Single family residence (residential); Lot smaller than 0.5 acre (approx. 0.237 acres); Subdivision: Taylor 02
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Covered parking (1 space); Concrete driveway/parking
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Phone available; Concrete (listed under utilities)
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1959; Wood construction; Asphalt/composition roof; Slab foundation
• Exterior features: Outdoor lighting; Wood fencing; Subdivision setting; Cleared lot; Clay soil; Easement for utilities

Interior

• Kitchen: Built-in gas range; Warming drawer; Refrigerator; Vented exhaust fan; Plumbed for gas in kitchen; Granite counters
• Bedrooms: Primary bedroom (12 x 12); Bedroom (11 x 11); Bedroom (11 x 11)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with separate shower (8 x 6)
• Heating & cooling: Central heating; Electric heating; Gas jets; Central air conditioning; Ceiling fan(s)
• Interior features: Cable TV available; Granite counters; High-speed internet available; Vented exhaust fan; Warming drawer; Plumbed for gas in kitchen; Gas water heater; Built-in gas range
• Laundry & utility: Gas water heater

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 $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (20.1% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $156k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 7.6% vs local median 4.8% in Lancaster — 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 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, 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 flat; 102 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($70k/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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $155,771 (20.1% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $157,344
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4177 Edwards St	0.17mi	3/1.0	1,105 (+5%)	18mo	$165,000	$149	70
4181 Edwards St	0.18mi	3/1.0	1,141 (+8%)	16mo	$70,000	$61	65
4136 Edwards St	0.09mi	4/2.0 (+1)	1,200 (+14%)	11mo	$229,999	$192	55

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.07×
• Total profit: $-50,786
• Equity at exit: $29,075

10-year hold

• IRR: -52.8%
• Equity multiple: -0.50×
• Total profit: $-82,000
• 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 75134

• Home prices YoY: -17.1%
• Rents YoY: 0.3%
• Active inventory: 102
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$317 /mo · $3,800/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-222

Break-even live

Break-even rent $2,338

Max offer price $155,771

Occupancy floor —

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Cresthaven Dr Lancaster, TX	3.0	2.0	1366	$1,850	$1.35	24d	1	0.87mi
2529 Morgan Dr Dallas, TX	2.0	1.0	842	$1,650	$1.96	24d	1	0.93mi
2922 E Pepperidge Dr Lancaster, TX	4.0	2.0	1444	$2,000	$1.39	43d	1	0.99mi
719 Westover Dr Lancaster, TX	3.0	2.0	1248	$1,900	$1.52	24d	1	1.04mi
2746 Town North Dr Lancaster, TX	4.0	2.0	1377	$2,000	$1.45	7d	1	1.13mi
834 Apple Valley Dr Lancaster, TX	3.0	2.0	1425	$2,275	$1.60	43d	1	1.21mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	7d	1	1.38mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	2d	1	1.39mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,950	$1.43	20d	1	1.48mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,950	$1.43	43d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $195,000 Active 2 DOM
2. 2026-06-17
   remarks 70-char remark
3. 2026-06-17
   listed $195,000 Active 1 DOM

ⓘ 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: $3,800 · $317/mo
• Projected year-2 tax: $3,800 · $317/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 AE · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,683
• − Mortgage interest: −$10,923
• − Property taxes: −$3,800
• − Insurance: −$6,094
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$5,673
• Taxable loss: −$5,755
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,284/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 — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,045
• Household income: $69,778
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 399.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 22% Two or more races 9% White 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -66.51%
• Current HPI: 323.4396
• Rent YoY: ▲ 0.33%
• 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

• 2026-06-16 Listed $195,000 NTREIS
• 2024-10-03 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,800 · +4.7% YoY. Source: county tax records.