#1 - Sherman Duplex | $300k
Pro-forma
Cash to Close | $22,500 |
Monthly Payment | $2,600 |
Income | $2,115 |
Income | $1,315 |
Income (moved-out) | $2450-$2,750 |
YR 5 Equity Position | $106,000 |
Clean 2-story 2/1 units that rent easily. This one works as a simple live-in play with modest monthly cost while you let the Sherman tech corridor do the heavy lifting long term. The only real friction is coordinating lease timing to satisfy owner-occupancy rules, but that’s a very solvable problem with the right contract terms and a patient close.
#2 - Dallas 3-unit | $385k
Pro-forma
Cash to Close | $27,000 |
Monthly Payment | $3,200 |
Income | $3,100 |
Income | $2,400-$2,600 |
Income (moved-out) | $3,800 |
YR 5 Equity Position | $95,000 |
Originally a single-family converted to a duplex + garage apartment in 2020, fully occupied today and looks great on paper, but this is one where discipline matters. I’d personally want a longer due-diligence window to confirm permits, zoning, and how utilities are split, because these conversions can hide surprises if rushed. Solid upside and flexibility if it checks out, just budget a little extra buffer on capex and maintenance and don’t skip the homework.
Pro-forma
Cash to Close | $18,000 |
Monthly Payment | $2,170 |
Income | $2,000 |
Income | $1,300 |
Income (moved-out) | $2,600 |
YR 5 Equity Position | $125,000 |
Value-add duplex play with a bigger upside if you’re willing to rehab. Extra diligence/structure likely (FHA 203k style, longer close, triple vacancy buffer, etc). Seller motivation is showing (been chasing the market - originally listed at 275k). You'll likely be able to get closing costs covered. Proforma numbers assume 209k purchase + at at least $50k remodel wrapped into one loan.
#4 - Kennedale Duplex | $650k
Pro-forma
Cash to Close | $23,000 |
Monthly Payment | $2,500 |
Income | $2,000 |
Income | $1,350 |
Income (moved-out) | $2,700 |
YR 5 Equity Position | $110,000 |
Numbers assume 1 rehab loan around $325k (purchase + rehab), big corner lot, ~900 sqft 2/1 units, and post-update rents north of $1,300 per side. Solid bones and a clear path to improving income while building ~20% equity in year 1 with roughly only 5% out of pocket, cutting out the high-leverage risk most first-time buyers get stuck with.
More Deals I Like:
• 4212 Geddes Ave – Fort Worth
Alamo Heights pocket, SFH + guest house with separate meters (rare). Big-ticket updates done, strong resale profile, guest unit already leased at $600 and wants to stay.
• 921 Cody Ct – River Oaks
Turnkey duplex near Lockheed Martin. One side fully updated, the other leased long-term at $1,445 - optimize by renewing leases with quality tenants before pushing rent and risking vacancy.
• 107 Sewell Ave – Midlothian
Cute as a button $315k turnkey main + guest house. Great entry point and condition for the downtown Midlothian market.
• 708 Seven Oaks Rd #712 – Bonham
2019-built duplex in the Sherman tech ripple zone. Corner lot, separate drives, price cut from $279k to $245k, one tenant already in place at $1,125. STILL MY FAVORITE HOUSE HACK OPTION (if this is your neck of the woods:)
• 300 Benjamin St – Denton
$45k price drop on a Denton duplex. One side leased at $1,600, large 3/2 layouts ideal for the roommate strategy as well. Denton/NFW growth tailwinds remain strong.
• 3536 Suffolk Dr – Fort Worth (TCU)
Motivated seller sign after a $50k cut. SFH + ADU with dual master suites, huge yard, ideal rent-by-the-room or live-in-one-rent-the-rest setup.
• 6301 & 6303 Shasta Trl – Fort Worth
Both units vacant, 2/2 layouts, massive 1,256 sqft per side. $1,495 market rent each with clear roommate upside.
Until Tomorrow,
John