2526 Rolinda Dr · Dallas, TX 75211

$223,900

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 54 Days on market

Built 1951 7,536 sqft lot $195/sqft · 10% below area Est $248k · 10% under

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Why this score? — see what drove the D 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).

• ARV discount +11.8/15.0
• Cash flow +11.0/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

f you’ve been looking for a solid, well-laid-out home with a great yard and room to make it your own, this one checks the boxes. This single-story home offers 3 bedrooms, 1 full bath, and a functional layout designed for everyday living. The main living area flows into a dedicated dining space, creating a comfortable setup for both daily routines and entertaining. The kitchen features gas cooking, updated cabinetry, and practical storage. All three bedrooms are nicely sized and share a centrally located full bath, making the layout simple and efficient. Step outside and you’ll immediately notice the oversized backyard with mature trees—perfect for pets, gatherings, or futu

Key facts

• 7,536 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Listing offers multiple financing options (1031 exchange, cash, conventional, FHA, VA)
• HOA & community: No association

Exterior

• Parking: Attached garage; Garage faces front; Covered parking available; 2-car single door configuration (garage listed as 1 garage space, plus 1 covered space)
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One story; Built in 1951
• Construction: Asphalt/composition shingle roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.173 acre); Located in the Roland Dale subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Built-in cabinets; Granite countertops; Water line to refrigerator
• Bedrooms: Three bedrooms; primary bedroom on main level with walk-in closet; Other bedrooms on main level with walk-in closets
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Cable TV available; Granite counters; High-speed internet available; Walk-in closets; Six total rooms; One living area; One dining area; One level
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (11.6% below list).
• Recommended offer: $198k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Leila P Cowart El (math 23% / reading 31%, grade F, #2,791 of 4,322 statewide, top 68%, 559 students, 92% FRL); L V Stockard Middle (math 21% / reading 25%, grade F, #1,327 of 1,662 statewide, top 81%, 868 students, 88% FRL); Moises E Molina H S (math 26% / reading 30%, grade F, #1,170 of 1,632 statewide, top 72%, 2,074 students, 91% FRL).
• Market conditions: Rents falling (-3.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $197,860 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $247,736
• List price: $223,900
• Delta: -9.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2415 Falls Dr	0.24mi	3/1.0	1,104 (-4%)	10mo	$280,000	$254	74
2541 W Illinois Ave	0.24mi	3/1.5	1,260 (+10%)	7mo	$270,000	$214	65
2833 Falls Dr	0.43mi	3/2.0	1,080 (-6%)	5mo	$225,000	$208	62
2738 Emmett St	0.65mi	3/2.0	1,148 (-0%)	7mo	$295,000	$257	59
2907 Wilton Ave	0.60mi	3/1.5	1,097 (-5%)	4mo	$150,000	$137	59
2414 Emmett St	0.63mi	2/1.0 (-1)	1,232 (+7%)	4mo	$175,000	$142	50
2212 Barlow Ave	0.67mi	4/2.0 (+1)	1,213 (+6%)	1mo	$274,950	$227	50
2617 Glenfield Ave	0.51mi	3/1.0	1,004 (-13%)	8mo	$250,000	$249	49
2922 Brandon St	0.74mi	2/1.0 (-1)	1,062 (-8%)	1mo	$198,500	$187	47
2507 Emmett St	0.63mi	3/2.5	1,262 (+10%)	4mo	$309,999	$246	45
1914 Glenfield Ave	0.67mi	3/1.5	981 (-15%)	2mo	$260,000	$265	41
1718 Mountain Lake Rd	0.68mi	2/1.0 (-1)	995 (-14%)	5mo	$218,000	$219	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.23×
• Total profit: $-48,045
• Equity at exit: $33,384

10-year hold

• IRR: -29.1%
• Equity multiple: -0.14×
• Total profit: $-71,655
• Equity at exit: $19,359

Cash invested: $62,692 (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 75211

• Rents YoY: -3.9%
• Active inventory: 158
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$391 /mo · $4,690/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-95

Break-even live

Break-even rent $2,099

Max offer price $207,083

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-32	+0% $-95	+5% $-159	+10% $-222
Rent	-10% $-252	-5% $-173	+0% $-95	+5% $-17	+10% $61
Rate	-1.0pp $18	-0.5pp $-38	base $-95	+0.5pp $-153	+1.0pp $-212

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	7d	1	0.27mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,800	$1.66	45d	1	0.36mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,650	$1.52	9d	1	0.36mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	9d	1	0.44mi
1918 Melbourne Ave Dallas, TX	3.0	2.0	1076	$2,200	$2.04	45d	1	0.53mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	45d	1	0.54mi
2855 Sharon St Dallas, TX	2.0	2.0	836	$2,000	$2.39	4d	1	0.61mi
2515 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	862	$1,350	$1.57	0d	1	0.64mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	45d	1	0.70mi
1819 Barlow Ave Dallas, TX	4.0	2.0	1408	$2,195	$1.56	25d	1	0.75mi
1215 S Oak Cliff Blvd Dallas, TX	3.0	2.0	1260	$2,050	$1.63	45d	1	0.75mi
2514 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	861	$1,390	$1.61	3d	8	0.81mi
1007 Epenard St Dallas, TX	2.0	1.0	864	$1,890	$2.19	25d	1	0.82mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	45d	1	0.87mi
1514 Elmwood Blvd Unit 1018233P Dallas, TX	2.0	2.0	1140	$2,868	$2.52	0d	1	0.91mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	45d	1	0.91mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	25d	1	0.92mi
1415 Mountain Lake Rd Dallas, TX	3.0	2.0	1190	$2,200	$1.85	45d	1	0.93mi
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	6d	1	0.95mi
1607 McAdams Ave Dallas, TX	3.0	1.0	984	$1,695	$1.72	9d	1	0.98mi
1227 S Montclair Ave Dallas, TX	2.0	1.0	1017	$1,700	$1.67	25d	1	1.01mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	5d	1	1.12mi
3323 W Clarendon Dr Dallas, TX	2.0	1.0	720	$1,850	$2.57	4d	1	1.13mi
927 S Rosemont Ave Unit 927 Dallas, TX	2.0	1.5	1220	$1,599	$1.31	18d	1	1.13mi
2859 W Brooklyn Ave Dallas, TX	3.0	2.0	1430	$2,950	$2.06	45d	1	1.16mi
1124 Brunner Ave Unit 1018235P Dallas, TX	2.0	2.0	1140	$2,801	$2.46	0d	1	1.17mi
912 S Rosemont Ave Dallas, TX	3.0	2.0	1430	$2,600	$1.82	15d	1	1.18mi
601 S Oak Cliff Blvd Unit 601W Dallas, TX	2.0	1.0	700	$1,500	$2.14	25d	1	1.20mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	22d	1	1.21mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	22d	1	1.21mi
2529 W 12th St Dallas, TX	2.0	1.0	1120	$1,400	$1.25	45d	1	1.21mi
1311 Nolte Dr Dallas, TX	3.0	2.0	1318	$1,950	$1.48	45d	1	1.24mi
2849 W 12th St Dallas, TX	2.0	1.0	1115	$1,825	$1.64	7d	1	1.26mi
3310 Brooklyndell Ave Dallas, TX	3.0	2.0	1400	$2,300	$1.64	45d	1	1.28mi
227 S Hampton Rd Dallas, TX	3.0	2.0	1466	$2,300	$1.57	25d	1	1.36mi
1104 S Gilpin Ave Dallas, TX	2.0	1.0	820	$1,450	$1.77	46d	1	1.40mi
219 S Montreal Ave Dallas, TX	2.0	1.0	850	$1,195	$1.41	0d	1	1.40mi
219 S Montreal Ave Dallas, TX	2.0	1.0	850	$1,195	$1.41	16d	1	1.40mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	45d	1	1.41mi
637 Coombs Creek Dr Dallas, TX	2.0	1.0	1270	$1,650	$1.30	45d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   statusdays on market $223,900 Active Option Contract 54 DOM
2. 2026-06-18
   days on market $223,900 Active 51 DOM
3. 2026-06-17
   days on market $223,900 Active 50 DOM
4. 2026-06-16
   days on market $223,900 Active 49 DOM
5. 2026-06-15
   days on market $223,900 Active 48 DOM
6. 2026-06-13
   days on market $223,900 Active 46 DOM
7. 2026-06-09
   days on market $223,900 Active 42 DOM
8. 2026-06-08
   days on market $223,900 Active 41 DOM
9. 2026-06-07
   days on market $223,900 Active 40 DOM
10. 2026-06-04
    days on market $223,900 Active 37 DOM
11. 2026-06-03
    days on market $223,900 Active 36 DOM
12. 2026-06-02
    days on market $223,900 Active 35 DOM
13. 2026-06-01
    days on market $223,900 Active 34 DOM
14. 2026-05-31
    statusdays on market $223,900 Active 33 DOM
15. 2026-05-18
    historical Active Option Contract 990-char remark
16. 2026-04-28
    listed $223,900 Active 990-char remark

ⓘ 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: $4,690 · $391/mo
• Projected year-2 tax: $4,690 · $391/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,743
• − Mortgage interest: −$12,542
• − Property taxes: −$4,690
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$6,513
• Taxable loss: −$4,921
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $39/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.

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): 73,534
• Household income: $56,807
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 2585.0

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: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 24% White 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 32% · Canada
• Languages at home: 32% English-only · Spanish 67%

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: ▼ -233.57%
• Current HPI: 343.4166
• Rent YoY: ▼ -3.89%
• 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

3 events — show timeline

• 2026-05-30 Relisted — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-04-28 Listed $223,900 NTREIS

Property tax history

+8.3%/yr

Latest (2025): $4,690 · -4.7% YoY. Source: county tax records.