4023 William St · Sachse, TX 75048

$339,999

2 bd · 2.0 ba · 984 sqft · MultiFamily public records · 151 Days on market

Built 1983 5,968 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

Key facts

• Desirable location
• Fenced yards
• Cozy fireplace

Tags

• FULLY LEASED DUPLEX
• WELL MAINTAINED DUPLEX
• DESIRABLE LOCATION
• COZY FIREPLACE
• FENCED YARDS
• FULLY EQUIPPED REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive. Per door: $27/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (13.2% below list).
• Recommended offer: $295k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Sachse — 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 76/100 on livability (#94 in TX, #3,263 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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 soft (-1.1%/yr); 182 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 151 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $145k (30%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,200 (13.2% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-60,299
• Equity at exit: $50,695

10-year hold

• IRR: -18.2%
• Equity multiple: 0.14×
• Total profit: $-81,500
• Equity at exit: $29,397

Cash invested: $95,200 (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 75048

• Home prices YoY: -15.5%
• Rents YoY: -1.1%
• Active inventory: 182
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $2,952 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$353 /mo · $4,240/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $54

Break-even live

Break-even rent $2,884

Max offer price $339,999

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,952
Total (2 units)			$2,952

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 William St Sachse, TX	2.0	1.0	922	$1,450	$1.57	20d	1	0.11mi
3826 Jewel St Sachse, TX	3.0	1.5	1058	$1,850	$1.75	6d	1	0.19mi
3100 5th St Unit 201 Sachse, TX	2.0	1.0	792	$1,195	$1.51	12d	1	0.54mi
3100 5th St Unit 201 Sachse, TX	2.0	1.0	770	$1,195	$1.55	2d	1	0.54mi
3100 5th St Unit 203 Sachse, TX	1.0	1.0	792	$995	$1.26	43d	1	0.54mi
3100 5th St Unit 203 Sachse, TX	1.0	1.0	700	$995	$1.42	24d	1	0.54mi
5413 Brookhollow Dr Sachse, TX	2.0	1.0	856	$1,450	$1.69	14d	1	0.79mi
5415 Brookhollow Dr Unit 5413 Sachse, TX	2.0	1.0	856	$1,450	$1.69	12d	1	0.80mi
5510 Brookview Ct Unit A Sachse, TX	2.0	2.0	1000	$1,500	$1.50	43d	1	0.80mi
5510 Brookview Ct Sachse, TX	2.0	2.0	1000	$1,595	$1.59	20d	1	0.80mi
7700 Cody Ln Sachse, TX	1.0–3.0	1.0–2.0	1115	$2,120	$1.90	7d	35	0.98mi

Listing history 20 events

1. 2026-04-12
   status Pending
2. 2026-04-02
   historical Active Option Contract
3. 2026-03-28
   price $339,999
4. 2026-03-14
   price $379,999
5. 2026-02-10
   price $399,999
6. 2026-02-08
   price $418,000
7. 2026-01-26
   price $419,000
8. 2026-01-12
   price $450,000
9. 2025-11-16
   price $469,000
10. 2025-11-11
    listed $485,000 Active
11. 2025-03-18
    historical $1,800
12. 2025-03-08
    listed $1,800
13. 2015-08-14
    soldstatus
14. 2012-03-23
    soldstatus Closed 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

15. 2012-03-15
    status Pending 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

16. 2012-03-02
    status Active 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

17. 2012-02-07
    status Pending 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

18. 2012-01-18
    status Active Option Contract 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

19. 2012-01-06
    historical 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

20. 2011-12-10
    listed $62,225 Active 139-char remark

    Show marketing remark (139 chars)

    One of four units, two duplexes sold in a package of all four for $248,900. New Roofs on all units. OWNER ANXIOUS FOR FAST SALE. Call Agent

ⓘ 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: $4,240 · $353/mo
• Projected year-2 tax: $6,222 · $518/mo
• Expected delta: +$1,982/yr (+$165/mo · 46.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,424
• − Mortgage interest: −$19,045
• − Property taxes: −$4,240
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,834
• − Management: −$2,834
• − Depreciation: −$9,891
• Taxable loss: −$5,120
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $1,878/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 — Sachse

• Score: 76/100
• State rank: #94
• US rank: #3263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sachse, TX
• County: Dallas County · 2,612,404 people
• City population: 30,993
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 30,993
• Household income: $131,087
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 508.0

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: White 48% Asian 19% Black 14% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Vietnam, Canada
• Languages at home: 70% English-only · Vietnamese 9% Spanish 8% Other Indo-European 5%

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: ▼ -48.58%
• Current HPI: 264.5642
• Rent YoY: ▼ -1.11%
• 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

+446.4% since first listed

20 events — show timeline

• 2026-04-12 Pending — NTREIS
• 2026-04-02 Contingent — NTREIS
• 2026-03-28 Price Changed $339,999 NTREIS
• 2026-03-14 Price Changed $379,999 NTREIS
• 2026-02-10 Price Changed $399,999 NTREIS
• 2026-02-08 Price Changed $418,000 NTREIS
• 2026-01-26 Price Changed $419,000 NTREIS
• 2026-01-12 Price Changed $450,000 NTREIS
• 2025-11-16 Price Changed $469,000 NTREIS
• 2025-11-11 Listed $485,000 NTREIS
• 2025-03-18 Rental Removed $1,800 NTREIS
• 2025-03-08 Listed for Rent $1,800 NTREIS
• 2015-08-14 Sold (Public Records) — Public Records
• 2012-03-23 Sold (MLS) — NTREIS
• 2012-03-15 Pending — NTREIS
• 2012-03-02 Relisted — NTREIS
• 2012-02-07 Pending — NTREIS
• 2012-01-18 Relisted — NTREIS
• 2012-01-06 Listing Removed — NTREIS
• 2011-12-10 Listed $62,225 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $4,240 · +5.4% YoY. Source: county tax records.