4523-4535 Reiger Ave · Dallas, TX 75246

$2,640,000

None bd · None ba · 5,460 sqft · MultiFamily public records · 81 Days on market

Built 1960 Fair condition 0.82 ac lot $484/sqft · 159% above area Est $4.273M · 38% under ↓ 11% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +7.1/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 30 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Prime opportunity to purchase two apartments (30 units) in east Dallas sitting on roughly 35,700 sq ft of land, zoned PD-98. Emerald Isle is vacant and ready for a full rehab while El Caro is leased at 83% occupancy. This location is close to all things East Dallas as well as Deep Ellum, Baylor Hospital, the Santa Fe Trail, etc.

Key facts

• Vacant lot
• 50
• Two apartments

Tags

• 50
• 218 SQ FT OF LAND
• ZONED PD-98
• 3 ADJACENT PROPERTIES
• TWO APARTMENTS
• VACANT LOT

What this means for you Summary

Snapshot

• This is a 30 × 2-bed/1-bath units multifamily listed at $2.64M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $15k ($180k/yr) — positive. Per door: $500/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($39k rent vs $2.64M).
• Recommended offer: $2.48M (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.3% in Dallas — 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 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ignacio Zaragoza El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 292 students, 92% FRL); Alex W Spence Talented/Gifted Academy (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 599 students, 84% FRL); North Dallas H S (math 30% / reading 31%, grade F, #1,085 of 1,632 statewide, top 67%, 1,261 students, 82% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $129k of equity ($18k loan paydown + $110k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $739k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$207k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($2.48M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,481,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.49% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $4,273,184
• List price: $2,640,000
• Delta: -38.22%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4914 Live Oak St	0.64mi	4/4.5	5,177 (-5%)	3mo	$2,025,548	$391	59
4125 Junius St	0.40mi	6/7.0	4,888 (-10%)	8mo	$1,350,000	$276	57
4808 Junius St	0.30mi	4/4.0	4,220 (-23%)	12mo	$650,000	$154	51
4914 Victor St Unit 1-4	0.30mi	2/1.0	4,533 (-17%)	12mo	$1,100,000	$243	51
4112 Junius St	0.41mi	4/4.0	4,284 (-22%)	7mo	$949,000	$222	50
219 S Henderson Ave	0.62mi	6/6.0	4,312 (-21%)	4mo	$980,000	$227	43
6038 Prospect Ave	1.46mi	5/5.0	4,128 (-24%)	0mo	$1,589,000	$385	40
723 Glendale St	1.01mi	9/9.0	4,806 (-12%)	8mo	$1,250,000	$260	39
1904 Mcmillan Ave	1.39mi	4/4.5	4,338 (-20%)	8mo	$2,250,000	$519	33
1909 Mcmillan Ave	1.41mi	4/4.5	4,158 (-24%)	11mo	$1,899,000	$457	31
2018 Euclid Ave	1.49mi	6/4.0	4,291 (-21%)	12mo	$1,700,000	$396	30
5807 Prospect Ave	1.45mi	5/4.0	4,223 (-23%)	13mo	$1,349,900	$320	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.95×
• Total profit: $1,441,780
• Equity at exit: $1,366,415

10-year hold

• IRR: 31.8%
• Equity multiple: 5.86×
• Total profit: $3,594,461
• Equity at exit: $2,257,431

Cash invested: $739,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $1,180,000 ($250/sqft)
• Median days on market: 82 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +213.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75246

• Home prices YoY: 1.4%
• Active inventory: 20
• Price-to-rent: 167.9×

Monthly cashflow live

• Estimated rent: $39,313 high
• Mortgage (P&I): −$13,844
• Tax from tax record: −$1,104 /mo · $13,249/yr
• Insurance: −$1,100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,256
• Net cashflow: $15,009

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

Units	Beds	Baths	Est. rent
▸ 30× units	2	1	$39,300
Total (30 units)			$39,313

Break-even live

Break-even rent $20,315

Max offer price $2,640,000

Occupancy floor 57%

Sensitivity live

Price	-10% $16,503	-5% $15,756	+0% $15,009	+5% $14,262	+10% $13,514
Rent	-10% $11,903	-5% $13,456	+0% $15,009	+5% $16,562	+10% $18,114
Rate	-1.0pp $16,338	-0.5pp $15,680	base $15,009	+0.5pp $14,325	+1.0pp $13,629

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: $660,000
• Closing costs: $79,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4618 Reiger Ave Dallas, TX	2.0	1.0–2.0	824	$1,150	$1.39	28d	2	0.07mi
4618 Reiger Ave Dallas, TX	1.0–2.0	1.0–2.0	789	$1,075	$1.36	0d	3	0.07mi
203 N Colson St Unit 4 Dallas, TX	2.0	1.0	1100	$1,650	$1.50	73d	1	0.07mi
316 N Carroll Ave Dallas, TX	1.0	1.0	7399	$1,025	$0.14	93d	1	0.08mi
4502 Reiger Ave Unit 1571762P Dallas, TX	3.0–4.0	1.0–3.0	20000	$4,282	$0.21	22d	2	0.09mi
4718 Reiger Ave Dallas, TX	2.0	1.0	617	$1,250	$2.02	93d	2	0.12mi
4718 Reiger Ave Dallas, TX	2.0	1.0	617	$1,250	$2.02	73d	1	0.12mi
4723 Victor St Unit D Dallas, TX	1.0	1.0	875	$1,275	$1.46	4d	1	0.13mi
4723 Victor St Unit B Dallas, TX	1.0	1.0	695	$1,425	$2.05	4d	1	0.13mi
4717 Columbia Ave Dallas, TX	1.0–2.0	1.0	—	$1,199	—	17d	3	0.14mi
4717 Columbia Ave Dallas, TX	1.0–2.0	1.0	—	$1,199	—	60d	3	0.14mi
4717 Columbia Ave Dallas, TX	1.0	1.0	700	$995	$1.42	93d	1	0.14mi
4717 Columbia Ave Dallas, TX	1.0–2.0	1.0	—	$1,199	—	93d	2	0.14mi
4520 Columbia Ave Apt 2 Dallas, TX	1.0	1.0	700	$925	$1.32	19d	1	0.14mi
4723 Tremont St Unit A Dallas, TX	2.0	1.0	550	$975	$1.77	93d	1	0.18mi
4800 Tremont St Unit C Dallas, TX	2.0	1.0	775	$999	$1.29	48d	1	0.18mi
401 N Carroll Ave Dallas, TX	1.0	1.0	798	$2,369	$2.97	8d	5	0.19mi
4817 Reiger Ave Dallas, TX	1.0	1.0	700	$995	$1.42	4d	1	0.20mi
4414 Worth St Dallas, TX	1.0–2.0	1.0	829	$1,495	$1.80	2d	2	0.21mi
4414 Worth St Dallas, TX	1.0–2.0	1.0	829	$1,630	$1.97	56d	1	0.21mi
4414 Worth St Unit 3 Dallas, TX	2.0	1.0	873	$1,630	$1.87	31d	1	0.21mi
4527 Worth St Dallas, TX	3.0	2.0	1808	$2,800	$1.55	71d	1	0.22mi
4533 Worth St Dallas, TX	2.0	1.0	1200	$1,650	$1.38	16d	1	0.22mi
4616 Eastside Ave Unit A Dallas, TX	2.0	1.0	731	$1,400	$1.92	93d	1	0.24mi
4612 Junius St Unit B Dallas, TX	1.0	1.0	750	$950	$1.27	93d	1	0.26mi
4615 Willow St Dallas, TX	1.0	1.0	712	$974	$1.37	93d	1	0.27mi
4910 Victor St Unit 4 Dallas, TX	1.0	1.0	1000	$1,795	$1.79	93d	1	0.28mi
4915 Reiger Ave Unit D Dallas, TX	1.0	1.0	586	$950	$1.62	24d	1	0.28mi
4915 Reiger Ave Unit F Dallas, TX	1.0	1.0	586	$950	$1.62	73d	1	0.28mi
4915 Reiger Ave Unit H Dallas, TX	2.0	2.0	909	$1,250	$1.38	31d	1	0.28mi
4914 Victor St Unit 3 Dallas, TX	2.0	1.0	1133	$1,995	$1.76	4d	1	0.29mi
4511 Junius St Dallas, TX	3.0	3.5	2400	$3,000	$1.25	63d	1	0.30mi
4603 Junius St Unit 8 Dallas, TX	1.0	1.0	750	$1,375	$1.83	63d	1	0.30mi
4603 Junius St Unit 6 Dallas, TX	1.0	1.0	750	$1,350	$1.80	93d	1	0.30mi
4603 Junius St Unit 4 Dallas, TX	1.0	1.0	900	$1,350	$1.50	64d	1	0.30mi
4929 Reiger Ave Dallas, TX	2.0	2.0	850	$1,450	$1.71	9d	1	0.31mi
4719 Junius St Unit 3 Dallas, TX	1.0	2.0	1244	$1,950	$1.57	93d	1	0.31mi
4719 Junius St Apt 1 Dallas, TX	1.0	2.0	1336	$2,500	$1.87	93d	1	0.31mi
4926 Reiger Ave Apt E Dallas, TX	1.0	1.0	573	$1,185	$2.07	70d	1	0.31mi
4926 Reiger Ave Unit B Dallas, TX	1.0	1.0	475	$1,100	$2.32	26d	1	0.31mi

Property features AI

Finance

• Other: Building area approximately 22,912 totalTwo buildings, 30 total unitsParcel numbers available
• Financial info: Property listed as residential incomeMulti-parcel property
• HOA & community: No association

Exterior

• Parking: On-site parking30 parking spaces
• Utilities: City waterCity sewerCurbsNot in a municipal utility district
• Home design: Residential income property (Apartment)Two levelsComplex: Emerald Isle and El Caro
• Construction: Brick and stone veneer exteriorComposition roofPillar/post/pier foundationBuilt in 1960
• Exterior features: Interior lotLevel lotWill subdivide

Interior

• Kitchen: Gas RangeRefrigerator
• Flooring: CarpetVinyl
• Heating & cooling: Electric coolingWall/Window unit coolingOther heating
• Interior features: Other interior features

Listing history 50 events

1. 2026-08-08
   days on market $2,640,000 Active 81 DOM
2. 2026-08-06
   days on market $2,640,000 Active 79 DOM
3. 2026-08-05
   days on market $2,640,000 Active 78 DOM
4. 2026-08-04
   days on market $2,640,000 Active 77 DOM
5. 2026-07-31
   days on market $2,640,000 Active 73 DOM
6. 2026-07-30
   days on market $2,640,000 Active 71 DOM
7. 2026-07-28
   days on market $2,640,000 Active 70 DOM
8. 2026-07-26
   days on market $2,640,000 Active 68 DOM
9. 2026-07-24
   price $2,640,000 Active 66 DOM
10. 2026-07-24
    days on market $2,650,000 Active 66 DOM
11. 2026-07-23
    days on market $2,650,000 Active 65 DOM
12. 2026-07-22
    days on market $2,650,000 Active 64 DOM
13. 2026-07-20
    days on market $2,650,000 Active 62 DOM
14. 2026-07-18
    days on market $2,650,000 Active 60 DOM
15. 2026-07-18
    days on market $2,650,000 Active 59 DOM
16. 2026-07-16
    days on market $2,650,000 Active 58 DOM
17. 2026-07-15
    days on market $2,650,000 Active 57 DOM
18. 2026-07-14
    days on market $2,650,000 Active 56 DOM
19. 2026-07-13
    days on market $2,650,000 Active 55 DOM
20. 2026-07-13
    days on market $2,650,000 Active 54 DOM
21. 2026-07-11
    days on market $2,650,000 Active 53 DOM
22. 2026-07-10
    days on market $2,650,000 Active 52 DOM
23. 2026-07-09
    days on market $2,650,000 Active 51 DOM
24. 2026-07-07
    days on market $2,650,000 Active 49 DOM
25. 2026-07-06
    days on market $2,650,000 Active 48 DOM
26. 2026-07-06
    days on market $2,650,000 Active 47 DOM
27. 2026-07-05
    days on market $2,650,000 Active 46 DOM
28. 2026-07-03
    days on market $2,650,000 Active 45 DOM
29. 2026-07-02
    days on market $2,650,000 Active 44 DOM
30. 2026-07-01
    days on market $2,650,000 Active 43 DOM
31. 2026-06-30
    days on market $2,650,000 Active 42 DOM
32. 2026-06-29
    days on market $2,650,000 Active 41 DOM
33. 2026-06-28
    days on market $2,650,000 Active 40 DOM
34. 2026-06-27
    days on market $2,650,000 Active 39 DOM
35. 2026-06-26
    days on market $2,650,000 Active 38 DOM
36. 2026-06-24
    days on market $2,650,000 Active 36 DOM
37. 2026-06-22
    days on market $2,650,000 Active 34 DOM
38. 2026-06-21
    days on market $2,650,000 Active 33 DOM
39. 2026-06-18
    days on market $2,650,000 Active 30 DOM
40. 2026-06-17
    days on market $2,650,000 Active 29 DOM
41. 2026-06-16
    days on market $2,650,000 Active 28 DOM
42. 2026-06-15
    days on market $2,650,000 Active 27 DOM
43. 2026-06-13
    days on market $2,650,000 Active 25 DOM
44. 2026-06-09
    days on market $2,650,000 Active 21 DOM
45. 2026-06-08
    days on market $2,650,000 Active 20 DOM
46. 2026-06-07
    days on market $2,650,000 Active 19 DOM
47. 2026-06-04
    days on market $2,650,000 Active 16 DOM
48. 2026-06-03
    days on market $2,650,000 Active 15 DOM
49. 2026-06-02
    days on market $2,650,000 Active 14 DOM
50. 2026-06-01
    days on market $2,650,000 Active 13 DOM

ⓘ 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: $13,249 · $1,104/mo
• Projected year-2 tax: $48,312 · $4,026/mo
• Expected delta: +$35,063/yr (+$2,922/mo · 264.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $471,756
• − Mortgage interest: −$147,881
• − Property taxes: −$13,249
• − Insurance: −$13,200
• − Repairs & maintenance: −$37,740
• − Management: −$37,740
• − Depreciation: −$76,800
• Taxable income: $145,145
• Est. tax owed @ 24.0%: −$34,835
• After-tax cash flow: $145,270/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.

Condition & rehab AI · 9 photos

Fair 45/100 Extensive rehab Est. rehab $273,000–$491,400 screening

This multi-family property requires extensive repairs and maintenance, including roof replacement, exterior painting, landscaping, and HVAC updates. Significant improvements are needed to increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage and missing shingles visible
• Major Windows (windows) — Windows appear to be broken or missing
• Major Electrical (electrical) — Exposed wiring and potential electrical hazards
• Major Exterior (exterior) — Significant structural damage and missing siding
• Major Plumbing (plumbing) — Exposed plumbing and potential water damage

Repairs flagged

• Major roof — Significant damage with missing shingles and exposed areas.
• Major exterior siding — Weathered and discolored, likely needs repainting and possibly replacement.
• Major concrete driveway — Cracks and uneven surfaces, needs repair or replacement.
• Major landscaping — Overgrown and in need of trimming and maintenance.
• Major fencing — In poor condition, may need repair or replacement.
• Major HVAC/mechanical systems — Given the overall condition, these likely need inspection and potential replacement.

Value-add opportunities

• Both Roof repair and replacement — Critical to prevent further damage and improve safety. ↑
• Both Exterior painting and siding repair — Enhances curb appeal and property value. ↑
• Both Landscaping and fencing improvements — Improves curb appeal and property value. ↑
• Both HVAC/mechanical systems inspection and replacement — Ensures comfort and energy efficiency, improving both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Ignacio Zaragoza El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Alex W Spence Talented/gifted Academy F TX #717/1,662 Nat'l #6,571/14,009 High North Dallas H S F TX #1,085/1,632 Nat'l #10,882/17,239

Schools (NCES district)

• District: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

A Composite livability gradescore 81/100

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 2,286
• Household income: $53,555
• Rent vs Own: 80.1% rent · 19.9% own
• Severe rent burden: 10% of renters

---

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 36% White 34% Black 22% Two or more races 14% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 31% Puerto Rican 3%
• Common ancestry: Italian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 59% English-only · Spanish 35% Russian/Polish/Slavic 2% Vietnamese 2%

---

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: ▲ 4.18%
• Current HPI: 308.7396
• Rent YoY: —
• 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

Property features AI

Finance

• Other: Building area approximately 22,912 totalTwo buildings, 30 total unitsParcel numbers available
• Financial info: Property listed as residential incomeMulti-parcel property
• HOA & community: No association

Exterior

• Parking: On-site parking30 parking spaces
• Utilities: City waterCity sewerCurbsNot in a municipal utility district
• Home design: Residential income property (Apartment)Two levelsComplex: Emerald Isle and El Caro
• Construction: Brick and stone veneer exteriorComposition roofPillar/post/pier foundationBuilt in 1960
• Exterior features: Interior lotLevel lotWill subdivide

Interior

• Kitchen: Gas RangeRefrigerator
• Flooring: CarpetVinyl
• Heating & cooling: Electric coolingWall/Window unit coolingOther heating
• Interior features: Other interior features

Price history

-11.4% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $2,650,000 NTREIS
• 2026-05-19 Listed $2,990,000 NTREIS
• 2019-12-31 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $13,249 · +9.9% YoY. Source: county tax records.