Selling Flip in Garland Pointers Needed ASAP

Rehabbing & House Flipping

Selling Flip in Garland Pointers Needed ASAP

Member since 2025 · 123 posts · 41 votes

In need of ideas here for a fast sale that will protect my liquidity. Fairly new investor with almost 2 years of flipping experience under my belt. I started with mobile homes and transitioned to SFHs.Current flip in Garland Texas that is at day 75 on the market with minimal showings. Listed property a few days after Thanksgiving 2025. Home is all brick, converted garage and no carport, solar panels (paid off), finishes quartz, LVP flooring throughout, updated completely. From the feedback received, buyers don't like solar panels despite being paid off as it's pricey to remove and or maintain, converted garage area space is not functional, not having covered parking and the price are pain points. Initial listing was at $305k, dropped today to $289K AND a $2K agent bonus. My break even is $278K. So I am barely going to make anything that's made the deal worth it. Therefore, my main goal is protecting my liquid cash and getting it back without losing MORE money. What are my options to sell FAST? I've checked out comps in the area and some are as low as $269K- not an option for me. Is there anything else I can do? My HML isn't a huge issue for timing as it's a 12 month loan, however bleeding interest monthly is an issue. Renting isn't an option as the comps for rent is $2,000/month which barely covers my baseline not even including utilities.What are my options to sell ASAP? Are solar panels really that big of a pain point?

Thanks in advance.

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Alex Morales
Member since 2026 · 97 posts · 57 votes
7mo
Tough situation Kay but you have options. 75 days in Garland is long but not terminal. A few things to consider...
First on the solar panels, most buyers worry about maintenance costs and what happens if something breaks. You could offer to prepay a 2-year maintenance/warranty contract and make that clear in the listing. Takes the fear away and costs you maybe $500-1000 vs losing tens of thousands on price.
The converted garage is harder to fix but you can reframe it in marketing. If its finished well, market it as a home office, flex space, or bonus room. Remote work is still huge. If its not finished well, price that into your expectations.
At $289k with comps at $269k you're fighting the market. A few strategies...
1) Offer aggressive seller concessions like 3-5% toward closing costs or a rate buydown. Buyers see the monthly payment, not the sale price. A 2-1 buydown might get you more showings.
2) Target investor buyers. At $278k break even and $2000/mo rent it doesnt cash flow as a rental, BUT an investor buying at $265-270k with the right financing might see it differently. Post in local DFW investor Facebook groups and BP classifieds.
3) Owner financing. If your HML allows it, offer terms like 10% down, 8% interest, 5 year balloon. You get monthly income to cover your costs while the buyer builds equity. Not for everyone but it expands your buyer pool significantly.
The hard truth is sometimes the fastest path to protecting your liquidity is taking a small loss now vs bleeding $2-3k/month in interest for another 90 days. Run the math on selling at $275k today vs holding 3 more months at your current carry costs.
What does your agent say about the showing feedback? Sometimes a small staging tweak or better photos makes the difference.
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Matthew BernalBusiness Member
Investor · Austin, TX · Member since 2021 · 497 posts · 126 votes
7mo
You are asking the right question. At this point it is not about maximizing profit but its only about minimizing damage and protecting liquidity.

At 75 DOM with minimal showings, the market is likely telling you it’s a pricing issue more than a features issue. Solar panels and the converted garage may shrink your buyer pool, but they usually don’t kill a deal if the price reflects it.

A couple questions:
- What are the most recent closed comps (not actives) within 0.5 miles?
- Have you considered pricing slightly under market to create urgency and potentially spark multiple offers?
For hard money, speed is the strategy. Think like that.
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Peter MckernanBusiness Member
Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
7mo
A lot of people are facing this same thing these days unfortunately.. The market turned spring of last year due to the inventory still going up and buyer demand becoming watered down. I just had this same thing happen. We were listed for 10 months, and we just started to drop the price aggressively (every other week, $2K). We got an offer last weekend for a lady moving in and is closing cash within 14 days. The kicker, we are losing a little money on the deal, not a lot, but we need to cut the money out each month and also get our capital back to go make another deal happen.
I would call other listing agents in the area, and check to see what activity they have and if they have the same then you know it is not just you. Also, how many listings are listed within your mile radius, or 2 mile radius... That might be the issue as mentioned above the flood of inventory.
The thing I touched on above, think there are two things; solar/no covered parking, and the price. You don't want to have to go back in there start working on stuff and end up spending way more to turn around and have to cut the price anyway. This would double up your loses. You have to start to cut the price till you increase traffic and get an offer.
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- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Peter Mckernan:
  
  A lot of people are facing this same thing these days unfortunately.. The market turned spring of last year due to the inventory still going up and buyer demand becoming watered down. I just had this same thing happen. We were listed for 10 months, and we just started to drop the price aggressively (every other week, $2K). We got an offer last weekend for a lady moving in and is closing cash within 14 days. The kicker, we are losing a little money on the deal, not a lot, but we need to cut the money out each month and also get our capital back to go make another deal happen.
  I would call other listing agents in the area, and check to see what activity they have and if they have the same then you know it is not just you. Also, how many listings are listed within your mile radius, or 2 mile radius... That might be the issue as mentioned above the flood of inventory.
  The thing I touched on above, think there are two things; solar/no covered parking, and the price. You don't want to have to go back in there start working on stuff and end up spending way more to turn around and have to cut the price anyway. This would double up your loses. You have to start to cut the price till you increase traffic and get an offer.
  
  Hi Peter! I appreciate you sharing your personal experience. I have cut the price AGAIN as of yesterday 2/18....I had a showing scheduled for today 2/19 and they canceled.
  Upon talking to my agent, he mentioned in a 1 mile radius or so there's 15 other active listings. The average list price in the area is $286K and the closed average was $256K.... Since I listed the property in November 2025 there's been a FAST downward turn on pricing in the area.
  I am not going to do any repairs; fixing converted garage and or removing solar panels. For my next purchase, my buy box will definitely avoid any of these things this property had.
  After this property sells, I am going to take a break from RE. I've lost $30K between 2024 and present, still some liquid....however on my next property everything has to be super TIGHT and there'll be a LOT riding on it. Didn't know not having a garage & solar panels were a deal breaker.
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- Peter MckernanBusiness Member
  Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
  7mo
  I would say it does suck to get a deal and not make money or even lose money..... But you are in the game, and that is what makes you better! I would continue doing flips.
  Things to think about these days, longer days on market equal longer hold times and higher holding costs. You need to know the comps and comp out right!
  Example, I got an offer market deal two days ago and going to wholesale it out. The comps I ran are 310-320K.. I am putting the out price at $299,900 and the rehab at $75,000 when it really should be $60K. These days you see what the last comp is that sold and drop the ARV 3-7%.
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- Deborah Wodell
  Lender · NC · Member since 2024 · 344 posts · 115 votes
  6mo
  At 75 days on market, this is more of a positioning issue than a product issue. If liquidity is your priority, stop chasing retail buyers and pivot to investors. At $280K–$285K, it may work as a rental, and preserving your capital is more important than squeezing profit.
  
  Before dropping price again, consider offering seller credits or a rate buydown instead monthly payment matters more than list price right now. Also, get a bid to convert the garage back. If it’s relatively cheap, it could remove a major objection.
  
  If it were me, I’d simultaneously relaunch with stronger messaging and concessions while blasting it to investors near break-even. Take the cleanest exit, protect your cash, and move on to the next deal.
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Kay Sam
OP
Member since 2025 · 123 posts · 41 votes
6mo
Hi All! So finally received an offer....LOW at $260K and mind you since my original post- I've dropped to $279K. I countered at $277K and then got a return on $265K. I countered AGAIN @ $275K and asked to close by 3/25. If I accept $265K I'm losing $10K+ on this deal.......Is it even worth it to hold out if they decline my last counter??
YES- I am taking into consideration what I'm paying monthly on interest for my HML. Accepting at $265K I am just giving it away and not even breaking even. What would you fellow investors do???
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