7952 Trojan St #1 · Dallas, TX 75216

$95,000

2 bd · 1.0 ba · 1,313 sqft · SingleFamily · 99 Days on market

Built 1938 Fair condition 6,229 sqft lot $72/sqft · 63% below area ↓ 34% since listing

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold FOR cash OFFER

Key facts

• 6,229 sq ft lot
• Built 1938
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,912/mo this rent would consume 55% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.53%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $253,364
• List price: $95,000
• Delta: -62.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Nome St	0.08mi	3/2.0 (+1)	1,318 (+0%)	10mo	$205,000	$156	79
4732 Nome St	0.14mi	3/2.0 (+1)	1,364 (+4%)	4mo	$290,000	$213	75
4623 Luzon St	0.24mi	3/2.0 (+1)	1,364 (+4%)	3mo	$285,000	$209	71
7944 Hull	0.06mi	3/2.0 (+1)	1,392 (+6%)	9mo	$228,000	$164	71
7739 Brownsville Ave	0.31mi	3/1.0 (+1)	1,328 (+1%)	11mo	$110,000	$83	70
7944 Ivory Ln	0.11mi	3/2.0 (+1)	1,400 (+7%)	10mo	$299,999	$214	66
4636 Luzon St	0.27mi	2/1.0	1,134 (-14%)	2mo	$99,900	$88	63
4712 Stokes St	0.21mi	3/2.0 (+1)	1,431 (+9%)	8mo	$205,000	$143	59
4538 Cherbourg St	0.42mi	3/2.0 (+1)	1,380 (+5%)	11mo	$266,900	$193	54
4510 Solar Ln	0.28mi	3/2.0 (+1)	1,441 (+10%)	10mo	$273,999	$190	54
7815 Brownsville Ave	0.27mi	3/2.0 (+1)	1,450 (+10%)	9mo	$309,900	$214	53
7819 Brownsville Ave	0.26mi	3/2.0 (+1)	1,450 (+10%)	11mo	$309,900	$214	52

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

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.56×
• Total profit: $41,367
• Equity at exit: $14,165

10-year hold

• IRR: 43.4%
• Equity multiple: 5.36×
• Total profit: $116,007
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

ZIP-level market 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $854

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $920	-5% $887	+0% $854	+5% $821	+10% $788
Rent	-10% $703	-5% $779	+0% $854	+5% $930	+10% $1,005
Rate	-1.0pp $902	-0.5pp $878	base $854	+0.5pp $829	+1.0pp $804

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4717 Zealand St Dallas, TX	3.0	2.0	1280	$2,195	$1.71	19d	1	0.10mi
4718 Zealand St Dallas, TX	3.0	2.0	1280	$2,195	$1.71	19d	1	0.11mi
4720 Burma Rd Dallas, TX	3.0	2.0	1318	$1,895	$1.44	44d	1	0.15mi
4750 Burma Rd Dallas, TX	3.0	2.0	1090	$1,499	$1.38	24d	1	0.21mi
4744 Stokes St Dallas, TX	3.0	2.0	1440	$1,700	$1.18	11d	1	0.25mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	24d	1	1.36mi
4105 Balch Dr Unit B Dallas, TX	3.0	2.5	1524	$1,650	$1.08	24d	1	1.44mi
4105 Balch Dr Dallas, TX	3.0	2.5	1464	$1,650	$1.13	44d	1	1.44mi

Listing history 3 events

1. 2026-05-13
   status Pending 19-char remark

   Show marketing remark (19 chars)

   sold FOR cash OFFER

2. 2026-04-16
   price $95,000 19-char remark

   Show marketing remark (19 chars)

   sold FOR cash OFFER

3. 2026-02-03
   listed $145,000 Active 19-char remark

   Show marketing remark (19 chars)

   sold FOR cash OFFER

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,946
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$2,764
• Taxable income: $9,289
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $8,019/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 · 3 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and peeling
• Major exterior paint — Visible peeling and wear
• Major flooring — Worn-out carpet
• Major interior walls/paint — Painted walls with visible wear

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal attract more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and peeling	Major	$15,000–50,000
exterior paint · Visible peeling and wear	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and curb appeal attract more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

Price history

-34.5% since first listed

3 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-04-16 Price Changed $95,000 NTREIS
• 2026-02-03 Listed $145,000 NTREIS