Dallas flip — $100K asking, $580K ARV. Here's how I scored it.

Diego AlvaradoBusiness Member

Real Estate Agent · Flower Mound, TX · Member since 2016 · 298 posts · 140 votes

5mo

Hi @Jackie Carmichael,

That is an auction and it is the starting price. It will have a reserve price so we won't know until it gets there.

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Jackie Carmichael
OP
Lender · Hinton, WV · Member since 2025 · 128 posts · 53 votes
5mo
Quote from @Diego Alvarado:

Hi @Jackie Carmichael,
That is an auction and it is the starting price. It will have a reserve price so we won't know until it gets there.
Good catch — you're absolutely right. That $100K is the auction starting bid, not a firm asking price. The reserve will likely push the actual price significantly higher, which changes the spreadcompletely.

That's a gap in how we're flagging auction-sourced listings right now. Starting bids shouldn't be treated the same as asking prices — the real pricing edge can't be determined until the reserve is met or the auction closes.

Appreciate you pointing that out. We've already noted it and are adjusting how auction properties get evaluated going forward.

Out of curiosity, do you track auctions in the 75248 area? What's the typical gap between
starting bid and final sale price on properties like this?
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Bruce Lynn

Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes

5mo

Probably needs to sell for over $250,000. It will never sell at $100K. Many of the auction homes start pricing at $100K, so maybe you exclude that.

Your ARV is way way off. Nowhere near $600K. Full rehab needed. Probably somewhere close to $400,000 rehabbed, so minus repairs of $100K for both sides...maybe $300K. Very quick quick look without deep dive analysis.

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J CastroBusiness Member

Lender · Florida · Member since 2025 · 698 posts · 253 votes

5mo

Quote from @Jackie Carmichael:

Pulled this from my daily monitoring of Dallas deal flow. This one stood out:

7947 Habersham Ln, Dallas, TX 75248
- Asking: $100,000
- ARV: $580,000 (based on comparable sales)
- Strategy: Flip
- Score: 6/10

Each deal I evaluate comes with comparable sales from recently sold properties, owner intelligence (hold period, absentee status), and neighborhood fundamentals (median income, home values, rent comps). Screenshot attached shows what the analysis looks like.

The comps and owner data are blurred in the screenshot — subscribers see the full breakdown. But you can see the scoring structure: asking price, ARV, strategy recommendation, and the data categories we pull for every deal.

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Any Dallas investors active in the 75248 area? Curious what you're seeing on comps in that pocket.

This is a strong find on paper—especially at that price point—but I’d definitely dig a layer deeper before calling it a “home run.”

At a $100K purchase with a $580K ARV, the spread looks great, but in that 75248 pocket (North Dallas), the biggest swing factors are usually:

Rehab scope — is this a $80K cosmetic or a $200K+ full gut?
Layout/functional obsolescence — older homes in that area can kill ARV if not reconfigured properly
Days on market for comps — are those $550K–$600K sales moving quickly or sitting?
Buyer expectations — that price range tends to demand near-new finishes

If this ends up being a heavy lift, your margin can shrink fast even with a big spread.

One thing I’d also look at:
Are those ARV comps fully renovated modern finishes, or just “updated”? That gap alone can be $50K–$100K in that market.

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Dallas flip — $100K asking, $580K ARV. Here's how I scored it.

Dallas flip — $100K asking, $580K ARV. Here's how I scored it.

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