237 W Brooklyn Ave · Dallas, TX 75208

$350,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 105 Days on market

Built 1915 6,273 sqft lot $219/sqft · at area comps Est $343k · at est.

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Why this score? — see what drove the C- 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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +6.5/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

FULL DUPLEX !! GREAT LOCATION !! Calling all investors ! Are you looking to invest in the heart of Dallas ? Here is your opportunity to own a full duplex where you can live in one side and lease the other! Each side features comfortable living areas, private entrances, and functional layouts that create a warm and inviting feel. Close distance to Bishop Arts with trendy shops, dining, and entertainment and conveniently located about 10 minutes drive to Downtown Dallas. Don't miss this opportunity ! Tenant occupied, please do not disturb. Call agent directly to set up a showing. Buyers agent to verify schools.

Key facts

• Private entrances
• Full duplex
• Functional layouts

Tags

• FULL DUPLEX
• COMFORTABLE LIVING AREAS
• PRIVATE ENTRANCES
• FUNCTIONAL LAYOUTS
• CLOSE DISTANCE TO BISHOP ARTS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 soft (-1.8%/yr); 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $3,923/mo this rent would consume 57% of the median local household income ($82k/yr) (locally 1005% 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 $2k of loan paydown is wiped out by about $10k 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 105 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.12% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (median comp): $342,678
• List price: $350,000
• Delta: 2.14%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Cumberland St	0.36mi	4/2.0	1,692 (+6%)	18mo	$315,000	$186	59
205 W Jerden Ln	0.27mi	4/2.0	1,478 (-8%)	19mo	$250,000	$169	58

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-34,301
• Equity at exit: $52,186

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-30,214
• Equity at exit: $30,262

Cash invested: $98,000 (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: 242
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,923 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$588 /mo · $7,054/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $530

Break-even live

Break-even rent $3,252

Max offer price $350,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,924
Total (2 units)			$3,923

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	43d	1	0.10mi
217 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	43d	1	0.11mi
314 W Clarendon Dr Dallas, TX	4.0	2.0	2096	$1,900	$0.91	43d	1	0.34mi
416 W 9th St Unit a Dallas, TX	4.0	2.0	1279	$2,800	$2.19	43d	1	0.53mi
236 Melba St #101 Dallas, TX	3.0	3.5	2225	$3,800	$1.71	2d	1	0.56mi
435 W 9th St Unit E, F, G Dallas, TX	3.0	3.0	1120	$2,800	$2.50	24d	1	0.57mi
410 Melba St #2 Dallas, TX	3.0	3.0	2158	$3,800	$1.76	7d	1	0.58mi
521 Melba St #101 Dallas, TX	3.0	3.5	2100	$3,800	$1.81	43d	1	0.66mi
723 W 10th St #101 Dallas, TX	3.0	3.5	1994	$3,450	$1.73	24d	1	0.68mi
723 W 10th St Unit 103 Dallas, TX	3.0	3.5	1994	$3,100	$1.55	24d	1	0.68mi
723 W 10th St Unit 109 Dallas, TX	3.0	3.5	1994	$3,200	$1.60	7d	1	0.68mi
727 W 10th St Dallas, TX	3.0	4.0	1994	$3,350	$1.68	43d	1	0.69mi
727 W 10th St Unit 108 Dallas, TX	3.0	3.5	1994	$3,150	$1.58	24d	1	0.69mi
632 Melba St Dallas, TX	3.0	2.5	1765	$2,900	$1.64	43d	1	0.71mi
820 W 10th St Dallas, TX	3.0	2.5	1200	$2,100	$1.75	43d	1	0.75mi
627 Finley Ct Dallas, TX	3.0	3.0	2014	$3,450	$1.71	43d	1	0.78mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	24d	1	0.83mi
112 E Oscar Dr Dallas, TX	3.0	3.0	2012	$3,400	$1.69	10d	1	0.85mi
114 E Chester Ct Dallas, TX	3.0	3.0	1834	$3,000	$1.64	24d	1	0.87mi
734 W 7th St Dallas, TX	3.0	3.0	2008	$4,250	$2.12	43d	1	0.87mi
1731 Seevers Ave Dallas, TX	3.0	2.0	1980	$2,480	$1.25	43d	1	0.88mi
728 N Beckley Ave Dallas, TX	3.0	2.0	1320	$2,800	$2.12	7d	1	0.90mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,701	$1.81	7d	1	0.92mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,995	$1.69	7d	1	0.95mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	43d	1	0.96mi
901 Elsbeth St Dallas, TX	3.0	3.5	1976	$4,200	$2.13	16d	1	1.03mi
909 Elsbeth St Unit 1019507P Dallas, TX	3.0	3.0	1786	$9,981	$5.59	22d	1	1.05mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	1.05mi
642 N Tyler St Dallas, TX	3.0	4.0	2102	$3,495	$1.66	17d	1	1.06mi
642 N Tyler St Dallas, TX	3.0	4.0	2102	$3,495	$1.66	7d	1	1.06mi
1311 Nolte Dr Dallas, TX	3.0	2.0	1318	$1,950	$1.48	43d	1	1.07mi
645 N Tyler St Dallas, TX	2.0–3.0	2.5	1672	$3,200	$1.91	43d	2	1.08mi
335 N Marsalis Ave Dallas, TX	3.0	2.0	1260	$2,100	$1.67	43d	1	1.10mi
1007 N Madison Ave Dallas, TX	4.0	2.0	1895	$3,500	$1.85	43d	1	1.10mi
312 S Lancaster Ave Unit 104 Dallas, TX	3.0	3.5	1941	$2,750	$1.42	43d	1	1.13mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	43d	1	1.13mi
1210 Grant St Dallas, TX	4.0	1.0	1370	$2,050	$1.50	7d	1	1.14mi
407 S Windomere Ave Dallas, TX	3.0	2.0	1567	$2,600	$1.66	43d	1	1.16mi
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	22d	1	1.16mi
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	24d	1	1.16mi

Listing history 43 events

1. 2026-06-18
   days on market $350,000 Active 105 DOM
2. 2026-06-17
   days on market $350,000 Active 104 DOM
3. 2026-06-16
   days on market $350,000 Active 103 DOM
4. 2026-06-15
   days on market $350,000 Active 102 DOM
5. 2026-06-13
   days on market $350,000 Active 100 DOM
6. 2026-06-09
   days on market $350,000 Active 96 DOM
7. 2026-06-08
   days on market $350,000 Active 95 DOM
8. 2026-06-07
   days on market $350,000 Active 94 DOM
9. 2026-06-04
   days on market $350,000 Active 91 DOM
10. 2026-06-03
    days on market $350,000 Active 90 DOM
11. 2026-06-02
    days on market $350,000 Active 89 DOM
12. 2026-06-02
    days on market $350,000 Active 88 DOM
13. 2026-05-31
    days on market $350,000 Active 87 DOM
14. 2026-04-13
    price $350,000 620-char remark

    Show marketing remark (620 chars)

    FULL DUPLEX !! GREAT LOCATION !! Calling all investors ! Are you looking to invest in the heart of Dallas ? Here is your opportunity to own a full duplex where you can live in one side and lease the other! Each side features comfortable living areas, private entrances, and functional layouts that create a warm and inviting feel. Close distance to Bishop Arts with trendy shops, dining, and entertainment and conveniently located about 10 minutes drive to Downtown Dallas. Don't miss this opportunity ! Tenant occupied, please do not disturb. Call agent directly to set up a showing. Buyers agent to verify schools.

15. 2026-03-05
    listed $375,000 Active 620-char remark

    Show marketing remark (620 chars)

    FULL DUPLEX !! GREAT LOCATION !! Calling all investors ! Are you looking to invest in the heart of Dallas ? Here is your opportunity to own a full duplex where you can live in one side and lease the other! Each side features comfortable living areas, private entrances, and functional layouts that create a warm and inviting feel. Close distance to Bishop Arts with trendy shops, dining, and entertainment and conveniently located about 10 minutes drive to Downtown Dallas. Don't miss this opportunity ! Tenant occupied, please do not disturb. Call agent directly to set up a showing. Buyers agent to verify schools.

16. 2025-12-31
    historical
17. 2025-10-08
    price $400,000
18. 2025-09-21
    listed $425,000 Active
19. 2025-08-27
    historical
20. 2025-07-19
    price $430,000
21. 2025-06-13
    price $434,000
22. 2025-05-03
    price $435,000
23. 2025-04-14
    listed $450,000 Active
24. 2021-10-27
    soldstatus
25. 2021-10-21
    soldstatus Sold
26. 2021-10-06
    status Pending
27. 2021-09-19
    status Active
28. 2021-09-16
    historical Active Option Contract
29. 2021-09-09
    status Active
30. 2021-09-02
    historical Active Option Contract
31. 2021-08-27
    listed $360,000 Active
32. 2020-11-02
    soldstatus
33. 2019-01-11
    soldstatus
34. 2018-07-13
    soldstatus
35. 2018-07-12
    soldstatus Sold
36. 2018-05-31
    status Pending
37. 2018-05-21
    historical Active Contingent
38. 2018-05-10
    listed $220,000 Active
39. 2013-06-18
    soldstatus
40. 2013-06-07
    status Pending
41. 2013-05-05
    listed $68,000 Active
42. 2011-04-08
    soldstatus
43. 1986-12-22
    soldstatus

ⓘ 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: $7,054 · $588/mo
• Projected year-2 tax: $7,054 · $588/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 · 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: $47,076
• − Mortgage interest: −$19,605
• − Property taxes: −$7,054
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,766
• − Management: −$3,766
• − Depreciation: −$10,182
• Taxable income: $952
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $6,132/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

+414.7% since first listed

30 events — show timeline

• 2026-04-13 Price Changed $350,000 NTREIS
• 2026-03-05 Listed $375,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-10-08 Price Changed $400,000 NTREIS
• 2025-09-21 Listed $425,000 NTREIS
• 2025-08-27 Listing Removed — NTREIS
• 2025-07-19 Price Changed $430,000 NTREIS
• 2025-06-13 Price Changed $434,000 NTREIS
• 2025-05-03 Price Changed $435,000 NTREIS
• 2025-04-14 Listed $450,000 NTREIS
• 2021-10-27 Sold (Public Records) — Public Records
• 2021-10-21 Sold (MLS) — NTREIS
• 2021-10-06 Pending — NTREIS
• 2021-09-19 Relisted — NTREIS
• 2021-09-16 Contingent — NTREIS
• 2021-09-09 Relisted — NTREIS
• 2021-09-02 Contingent — NTREIS
• 2021-08-27 Listed $360,000 NTREIS
• 2020-11-02 Sold (Public Records) — Public Records
• 2019-01-11 Sold (Public Records) — Public Records
• 2018-07-13 Sold (Public Records) — Public Records
• 2018-07-12 Sold (MLS) — NTREIS
• 2018-05-31 Pending — NTREIS
• 2018-05-21 Contingent — NTREIS
• 2018-05-10 Listed $220,000 NTREIS
• 2013-06-18 Sold (Public Records) — Public Records
• 2013-06-07 Pending — NTREIS
• 2013-05-05 Listed $68,000 NTREIS
• 2011-04-08 Sold (Public Records) — Public Records
• 1986-12-22 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $7,054 · -3.3% YoY. Source: county tax records.