526 S Clinton Ave · Dallas, TX 75208

$314,900

4 bd · 1.5 ba · 1,628 sqft · SingleFamily public records · 121 Days on market

Built 1925 7,710 sqft lot $193/sqft · 36% below area Est $492k · 36% under

---

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 +15.0/15.0
• Cash flow +10.6/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity in the highly sought-after Winnetka Heights Conservation District, ideally located near dining, shopping, and entertainment. This light-filled home is in move-in-ready condition and ready for immediate enjoyment. A spacious backyard offers the perfect setting for entertaining, while the inviting oversized front porch is ideal for relaxing. Featuring over 1,600 sq ft of living space, the home offers 4 bedrooms, 1.5 baths, and a generously sized study that can easily serve as a fifth bedroom, home office, or additional living area—providing exceptional flexibility to suit a variety of needs. Schedule your showing today before this one is gone!

Key facts

• Spacious backyard
• 7,710 sq ft lot
• Built 1925

Tags

• SPACIOUS BACKYARD
• OVERSIZED FRONT PORCH
• GENEROUSLY SIZED STUDY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (11.1% below list).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Winnetka El (math 44% / reading 48%, grade D-, #1,097 of 4,322 statewide, top 26%, 759 students, 88% FRL); W E Greiner Exploratory Arts Academy (math 38% / reading 41%, grade F, #660 of 1,662 statewide, top 41%, 1,279 students, 85% FRL); Sunset H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 2,187 students, 91% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 244 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($82k/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 $9k 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 121 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $277,112 (12.0% 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 121 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 1925 — 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (median comp): $491,709
• List price: $314,900
• Delta: -35.96%
• 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
526 S Clinton Ave	0.00mi	4/1.5	1,628 (0%)	1mo	$314,900	$193	99
1001 Sunset Ave	0.33mi	3/2.0 (-1)	1,694 (+4%)	1mo	$365,000	$215	70
335 S Edgefield Ave	0.14mi	3/2.5 (-1)	1,760 (+8%)	1mo	$587,500	$334	70
835 S Edgefield Ave	0.23mi	3/2.0 (-1)	1,508 (-7%)	2mo	$450,000	$298	69
401 N Willomet Ave	0.56mi	3/2.0 (-1)	1,604 (-2%)	1mo	$425,000	$265	64
915 Centre St	0.30mi	3/2.0 (-1)	1,441 (-12%)	1mo	$350,000	$243	59
118 S Marlborough Ave	0.57mi	3/2.0 (-1)	1,695 (+4%)	1mo	$475,000	$280	59
302 N Waverly Dr	0.63mi	3/2.0 (-1)	1,525 (-6%)	1mo	$549,000	$360	52
236 N Waverly Dr	0.59mi	3/2.0 (-1)	1,788 (+10%)	2mo	$599,900	$336	48
631 N Winnetka Ave	0.70mi	3/2.0 (-1)	1,757 (+8%)	3mo	$649,000	$369	45
1223 S Waverly Dr	0.69mi	4/2.5	1,816 (+12%)	2mo	$475,000	$262	42
627 N Winnetka Ave	0.70mi	3/1.0 (-1)	1,472 (-10%)	3mo	$299,000	$203	42

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-69,079
• Equity at exit: $46,953

10-year hold

• IRR: -30.9%
• Equity multiple: -0.18×
• Total profit: $-104,083
• Equity at exit: $27,227

Cash invested: $88,172 (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 75208

• Rents YoY: -1.8%
• Active inventory: 244
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$585 /mo · $7,020/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-157

Break-even live

Break-even rent $2,997

Max offer price $287,132

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-68	+0% $-157	+5% $-246	+10% $-335
Rent	-10% $-378	-5% $-268	+0% $-157	+5% $-47	+10% $64
Rate	-1.0pp $1	-0.5pp $-77	base $-157	+0.5pp $-239	+1.0pp $-322

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 S Windomere Ave Dallas, TX	3.0	2.0	1567	$2,600	$1.66	45d	1	0.19mi
323 S Montclair Ave Dallas, TX	3.0	2.0	1701	$3,200	$1.88	45d	1	0.28mi
912 S Rosemont Ave Dallas, TX	3.0	2.0	1430	$2,600	$1.82	15d	1	0.35mi
1311 Nolte Dr Dallas, TX	3.0	2.0	1318	$1,950	$1.48	45d	1	0.41mi
820 W 10th St Dallas, TX	3.0	2.5	1200	$2,100	$1.75	45d	1	0.50mi
727 W 10th St Unit 108 Dallas, TX	3.0	3.5	1994	$3,150	$1.58	26d	1	0.59mi
727 W 10th St Dallas, TX	3.0	4.0	1994	$3,350	$1.68	45d	1	0.59mi
723 W 10th St Unit 109 Dallas, TX	3.0	3.5	1994	$3,200	$1.60	9d	1	0.60mi
723 W 10th St #101 Dallas, TX	3.0	3.5	1994	$3,450	$1.73	26d	1	0.60mi
723 W 10th St Unit 103 Dallas, TX	3.0	3.5	1994	$3,100	$1.55	26d	1	0.60mi
407 N Windomere Ave Unit B Dallas, TX	3.0	2.0	1567	$2,500	$1.60	26d	1	0.60mi
615 N Montclair Ave Dallas, TX	3.0	2.5	1525	$2,900	$1.90	45d	1	0.73mi
632 Melba St Dallas, TX	3.0	2.5	1765	$2,900	$1.64	45d	1	0.73mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	26d	1	0.74mi
734 W 7th St Dallas, TX	3.0	3.0	2008	$4,250	$2.12	45d	1	0.75mi
1215 S Oak Cliff Blvd Dallas, TX	3.0	2.0	1260	$2,050	$1.63	45d	1	0.78mi
403 N Marlborough Ave Dallas, TX	3.0	2.0	1514	$2,750	$1.82	9d	1	0.78mi
645 N Tyler St Dallas, TX	2.0–3.0	2.5	1672	$3,200	$1.91	45d	2	0.83mi
642 N Tyler St Dallas, TX	3.0	4.0	2102	$3,495	$1.66	9d	1	0.83mi
642 N Tyler St Dallas, TX	3.0	4.0	2102	$3,495	$1.66	19d	1	0.83mi
227 S Hampton Rd Dallas, TX	3.0	2.0	1466	$2,300	$1.57	26d	1	0.86mi
521 Melba St #101 Dallas, TX	3.0	3.5	2100	$3,800	$1.81	45d	1	0.86mi
435 W 9th St Unit E, F, G Dallas, TX	3.0	3.0	1120	$2,800	$2.50	26d	1	0.89mi
416 W 9th St Unit a Dallas, TX	4.0	2.0	1279	$2,800	$2.19	45d	1	0.91mi
1976 Kessler Heights Ln Dallas, TX	3.0	3.5	2006	$3,500	$1.74	45d	1	0.92mi
410 Melba St #2 Dallas, TX	3.0	3.0	2158	$3,800	$1.76	9d	1	0.96mi
314 W Clarendon Dr Dallas, TX	4.0	2.0	2096	$1,900	$0.91	45d	1	0.98mi
219 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	45d	1	1.03mi
217 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	45d	1	1.04mi
236 Melba St #101 Dallas, TX	3.0	3.5	2225	$3,800	$1.71	4d	1	1.09mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	45d	1	1.15mi
2102 Elmwood Blvd Dallas, TX	3.0	2.0	1588	$2,000	$1.26	26d	1	1.17mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,701	$1.81	9d	1	1.20mi
2512 Sharon St Dallas, TX	4.0	3.0	1998	$2,850	$1.43	5d	1	1.20mi
2609 W Davis St Dallas, TX	3.0	2.0	1837	$3,424	$1.86	26d	1	1.22mi
2609 W Davis St Dallas, TX	4.0	3.0	2166	$3,879	$1.79	17d	1	1.22mi
2609 W Davis St Dallas, TX	4.0	3.0	2166	$3,879	$1.79	20d	1	1.22mi
821 N Hampton Rd Dallas, TX	3.0	2.0	1800	$2,150	$1.19	24d	1	1.24mi
627 Finley Ct Dallas, TX	3.0	3.0	2014	$3,450	$1.71	45d	1	1.26mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	5d	1	1.27mi

Listing history 37 events

1. 2026-04-15
   price $314,900 677-char remark

   Show marketing remark (677 chars)

   Excellent opportunity in the highly sought-after Winnetka Heights Conservation District, ideally located near dining, shopping, and entertainment. This light-filled home is in move-in-ready condition and ready for immediate enjoyment. A spacious backyard offers the perfect setting for entertaining, while the inviting oversized front porch is ideal for relaxing. Featuring over 1,600 sq ft of living space, the home offers 4 bedrooms, 1.5 baths, and a generously sized study that can easily serve as a fifth bedroom, home office, or additional living area—providing exceptional flexibility to suit a variety of needs. Schedule your showing today before this one is gone!

2. 2026-01-21
   listed $334,900 Active 677-char remark

   Show marketing remark (677 chars)

   Excellent opportunity in the highly sought-after Winnetka Heights Conservation District, ideally located near dining, shopping, and entertainment. This light-filled home is in move-in-ready condition and ready for immediate enjoyment. A spacious backyard offers the perfect setting for entertaining, while the inviting oversized front porch is ideal for relaxing. Featuring over 1,600 sq ft of living space, the home offers 4 bedrooms, 1.5 baths, and a generously sized study that can easily serve as a fifth bedroom, home office, or additional living area—providing exceptional flexibility to suit a variety of needs. Schedule your showing today before this one is gone!

3. 2025-09-15
   historical
4. 2025-07-15
   price $400,000
5. 2025-03-26
   price $425,000
6. 2025-03-13
   listed $450,000 Active
7. 2024-12-20
   soldstatus
8. 2024-10-29
   price $490,000
9. 2024-09-24
   price $400,000
10. 2024-09-23
    status Active
11. 2024-09-23
    historical Active Option Contract
12. 2024-09-23
    status Pending
13. 2024-09-17
    historical Active Option Contract
14. 2024-09-10
    price $420,000
15. 2024-09-05
    price $460,000
16. 2024-08-26
    listed $475,000 Active
17. 2024-08-14
    historical
18. 2024-08-10
    price $475,000
19. 2024-08-01
    price $425,000
20. 2024-07-17
    listed $475,000 Active
21. 2024-06-30
    historical
22. 2024-06-21
    price $489,900
23. 2024-06-20
    price $499,200
24. 2024-06-13
    price $499,300
25. 2024-06-06
    price $499,400
26. 2024-05-28
    price $499,500
27. 2024-05-25
    price $499,600
28. 2024-05-24
    price $499,700
29. 2024-05-19
    price $499,800
30. 2024-05-01
    price $499,900
31. 2024-04-26
    price $544,000
32. 2024-03-22
    listed $549,000 Active
33. 2003-11-15
    historical
34. 2003-09-19
    listed $94,500
35. 2003-06-05
    soldstatus
36. 2003-04-24
    historical
37. 2003-04-22
    listed $44,900

ⓘ 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: $7,020 · $585/mo
• Projected year-2 tax: $7,020 · $585/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,575
• − Mortgage interest: −$17,639
• − Property taxes: −$7,020
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$9,161
• Taxable loss: −$7,191
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $-160/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): 29,367
• Household income: $81,950
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1005.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 55% White 34% Two or more races 21% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 22% · Canada
• Languages at home: 56% English-only · Spanish 42% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -410.06%
• Current HPI: 393.6928
• Rent YoY: ▼ -1.83%
• 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

+601.3% since first listed

37 events — show timeline

• 2026-04-15 Price Changed $314,900 NTREIS
• 2026-01-21 Listed $334,900 NTREIS
• 2025-09-15 Listing Removed — NTREIS
• 2025-07-15 Price Changed $400,000 NTREIS
• 2025-03-26 Price Changed $425,000 NTREIS
• 2025-03-13 Listed $450,000 NTREIS
• 2024-12-20 Sold (Public Records) — Public Records
• 2024-10-29 Price Changed $490,000 NTREIS
• 2024-09-24 Price Changed $400,000 NTREIS
• 2024-09-23 Relisted — NTREIS
• 2024-09-23 Contingent — NTREIS
• 2024-09-23 Pending — NTREIS
• 2024-09-17 Contingent — NTREIS
• 2024-09-10 Price Changed $420,000 NTREIS
• 2024-09-05 Price Changed $460,000 NTREIS
• 2024-08-26 Listed $475,000 NTREIS
• 2024-08-14 Listing Removed — NTREIS
• 2024-08-10 Price Changed $475,000 NTREIS
• 2024-08-01 Price Changed $425,000 NTREIS
• 2024-07-17 Listed $475,000 NTREIS
• 2024-06-30 Listing Removed — NTREIS
• 2024-06-21 Price Changed $489,900 NTREIS
• 2024-06-20 Price Changed $499,200 NTREIS
• 2024-06-13 Price Changed $499,300 NTREIS
• 2024-06-06 Price Changed $499,400 NTREIS
• 2024-05-28 Price Changed $499,500 NTREIS
• 2024-05-25 Price Changed $499,600 NTREIS
• 2024-05-24 Price Changed $499,700 NTREIS
• 2024-05-19 Price Changed $499,800 NTREIS
• 2024-05-01 Price Changed $499,900 NTREIS
• 2024-04-26 Price Changed $544,000 NTREIS
• 2024-03-22 Listed $549,000 NTREIS
• 2003-11-15 Listing Removed — NTREIS
• 2003-09-19 Listed $94,500 NTREIS
• 2003-06-05 Sold (Public Records) — Public Records
• 2003-04-24 Listing Removed — NTREIS
• 2003-04-22 Listed $44,900 NTREIS

Property tax history

+8.7%/yr

Latest (2025): $7,020 · -0.4% YoY. Source: county tax records.