Join over 4 million Americans who start their day with 1440 – your daily digest for unbiased, fact-centric news. From politics to sports, we cover it all by analyzing over 100 sources. Our concise, 5-minute read lands in your inbox each morning at no cost. Experience news without the noise; let 1440 help you make up your own mind. Sign up now and invite your friends and family to be part of the informed.

Sign up today!

The Fed just cut rates for the first time this year. Inflation is still higher than they want, but the job market is softening, so a mortgage rates may start sliding to keep the economy moving.

What’s this mean? If you’re looking at buying, your monthly payment could drop, but pick your poison wisely, lower rates = higher competition. As first time home buyers, we’re usually not the strongest candidate in a multiple offer situation, so before competition creeps, it may not be a bad idea to take a crack at the right property with the right motivated seller. Keep in mind seller credits can lower your interest rate permanently.

DFW continues to rank not only in overall job growth, but now the #1 major metro in the quality of workforce talent attraction according to a new Lightcast study. DFW airport corridor, Alliance, and the Frisco/Plano, and now Grayson County tech hubs are still expanding, which keeps long-term, high quality tenant demand strong (special attention to the 1224 Hunt Street, Sherman duplex below).

You don’t have to “time the bottom.” You just need to get in while the ground isn’t shifting under your feet and right now, that’s exactly where we are. This is the first window in years where both things line up in your favor as a first time home buyer: rates drifting down and prices leveling off.

1) Sherman Duplex | $249k
1224 W Hunt St is a low-entry opportunity in solid condition with a new roof and both sides already income-producing. One side is running as a short-term rental averaging about $2,000 per month, while the other is leased to a long-term tenant at $1,025 even though market rent is closer to $1,200. The seller has kept rent low because a quality long-term tenant is often worth more than chasing an extra $175 with the risk of turnover vacancy and tlc. The furniture is negotiable, which cuts down on hidden moving costs. This one has a simple setup, steady upside, and minimal hassle. Listing.

2) Denton Quadplex | $700k
1029 E Hickory St will generate about $3,500 per month while owner-occupied, and comps support closer to $4,000 owner-occupied. Living here does cost more than average rent of an apartment, but every dollar goes into an appreciating, tax-saving, income-producing asset. In five years, you should be sitting on about $200,000 in equity that you can tap into tax-free. This one is not about cheap living today, it’s about not throwing away 6 figures to rent and setting yourself up for serious financial options tomorrow.

3) Fort Worth Quadplex | $565k
3736 Ramona Dr already has two tenants paying $1,125 each, and the other two units are open for you and one more renter. Your cost of living here is roughly $1,225 a month, which is hard to beat for controlling a half-million-dollar asset. After moving out and raising rents to market, the property breaks even. Key Note: This is a large 4,000-square-foot property with four systems and four tenants, so a cushion of reserves is highly recommended before jumping in. If you only have enough for the down payment, skip it. If you have cushion to let time do it’s thing, this could be a strong hold.

4) S.E. Dallas Duplex (New Build) | $620k
13705 Biggs St is a 2025 new build, with each side offering four bedrooms, two bathrooms, a garage, and a private yard. This area is known for strong housing voucher demand, with Section 8 approving $2,700 or more for similar units. The numbers ran below assume traditional market rents, but vouchers make the deal even stronger. It is a clean, straightforward play in a pocket where demand is locked in. If you want to jump in with low upkeep risk, this might be your play.

5) Dallas SFH + ADU | $325k
2539 Hillsboro Ave is an affordable SFH + ADU setup that requires less than $25,000 out of pocket, and seller credits could bring it closer to $20,000. Highest and best use IMO is live in the main house with a roommate while renting the ADU for $1,400. That leaves you living for less than $1k/mo even after putting aside reserves, and $100 ahead each month after you move out. THIS IS THE LAYOUT YOU LOOK FOR! Separate parking, legit square footage for the ADU (not a shoebox), updated spaces, and a roommate-friendly main house with an extra half bath to still comfortably host guests without encroaching on your roommates’ space. It is not flashy, but it’s affordable and functional, and functional is what wins.

6) Stephenville SFH + ADU | $350k | $100K Price Drop
1485 N McCart St - send this to your Tarleton friend! Fully gutted and remodeled, and it sits just one mile from Tarleton State University. This is a smart play for a student or young buyer. Live in the smaller ADU, rent the main house for $1,800 per month, and graduate with a property that could wipe out student debt or serve as a long-term hold. The sellers are motivated and will likely cover closing costs. A single move like this can completely change your financial trajectory. The average Gen Z college grad is carrying $94k of personal debt, ~80% of which stems from student loans and credit cards. This is a killer move to dodge that weight before it ever touches your shoulders.

Questions? Just hit reply!

Until tomorrow, stay sharp.

John