4131 Babcock Dr · Dallas, TX 75212

$138,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 79 Days on market

Built 1949 7,536 sqft lot $124/sqft · 38% below area Est $226k · 38% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +8.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +1.4/5.0

Listing remarks MLS

YES HELLOOO. HONEY LOCATION, LOCATION, LOCATION!!!! This exceptional investment opportunity sits in the vibrant heart of West Dallas—mere minutes from downtown, Oak Cliff, Love Field Airport, the Arts District, the Medical Center, and Victory Park. Positioned for convenience with swift access to I-35,183 and I-30, this lot is a rare gem. Priced at an attractive $140,000, it’s a golden opportunity in a booming area—surrounded by new luxury homes now topping $800,000. Don’t miss out—send your offer today, and together we’ll make your vision a reality. Buyer and buyer’s agent to verify all information and measurements.” This is cash deal AS-IS, the value is for the land. I’m sorry not showings because is for lot sell. NO SURVEY. open title with indpendence title at mesquite. Welcome to walk the outside and the backyard but please call me. MAS INFO ME LLAMAS PORFA 4seis9 8tres1 1seis9cuatro. MORE INFO CALL ME

Key facts

• Swift access to i-35
• 7,536 sq ft lot
• Built 1949

Tags

• INVESTMENT OPPORTUNITY
• VIBRANT HEART OF WEST DALLAS
• SWIFT ACCESS TO I-35
• SURROUNDED BY NEW LUXURY HOMES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Irving ISD (urban): math 19% / reading 25% proficiency, ranked #751 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($960 loan paydown + $14k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1949 — 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 $130,565 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.35% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 6.2

CMA / ARV

• ARV (median comp): $225,764
• List price: $138,900
• Delta: -38.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4131 Babcock Dr	0.00mi	2/2.0	1,120 (0%)	0mo	$138,900	$124	100
3915 Bernal Dr	0.10mi	3/2.0 (+1)	1,099 (-2%)	19mo	$210,000	$191	72
3907 Bernal Dr	0.08mi	3/2.0 (+1)	1,148 (+2%)	20mo	$288,000	$251	71
4014 Pringle Dr	0.21mi	3/1.0 (+1)	1,092 (-2%)	8mo	$225,000	$206	70
3807 Bernal Dr	0.10mi	3/2.0 (+1)	1,215 (+8%)	14mo	$210,000	$173	64
4115 Leesburg St	0.13mi	3/2.0 (+1)	1,208 (+8%)	21mo	$250,000	$207	58
4503 Mexicana Rd	0.47mi	3/2.0 (+1)	1,214 (+8%)	2mo	$175,000	$144	57
4028 Shadrack Dr	0.34mi	3/1.0 (+1)	1,032 (-8%)	8mo	$234,900	$228	56
3631 Morris St	0.64mi	3/2.0 (+1)	1,220 (+9%)	21mo	$305,000	$250	33

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 3.34×
• Total profit: $91,023
• Equity at exit: $125,132

10-year hold

• IRR: 25.1%
• Equity multiple: 7.23×
• Total profit: $242,212
• Equity at exit: $269,852

Cash invested: $38,892 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$728
• Tax from tax record: −$369 /mo · $4,433/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $325

Break-even live

Break-even rent $1,463

Max offer price $138,900

Occupancy floor 78%

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 Baker Ave Dallas, TX	3.0	1.0	1276	$1,900	$1.49	24d	1	0.78mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$2,100	$1.82	43d	1	1.16mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$1,999	$1.74	16d	1	1.16mi

Listing history 4 events

1. 2026-04-22
   price $138,900 972-char remark

   Show marketing remark (972 chars)

   YES HELLOOO. HONEY LOCATION, LOCATION, LOCATION!!!! This exceptional investment opportunity sits in the vibrant heart of West Dallas—mere minutes from downtown, Oak Cliff, Love Field Airport, the Arts District, the Medical Center, and Victory Park. Positioned for convenience with swift access to I-35,183 and I-30, this lot is a rare gem. Priced at an attractive $140,000, it’s a golden opportunity in a booming area—surrounded by new luxury homes now topping $800,000. Don’t miss out—send your offer today, and together we’ll make your vision a reality. Buyer and buyer’s agent to verify all information and measurements.” This is cash deal AS-IS, the value is for the land. I’m sorry not showings because is for lot sell. NO SURVEY. open title with indpendence title at mesquite. Welcome to walk the outside and the backyard but please call me. MAS INFO ME LLAMAS PORFA 4seis9 8tres1 1seis9cuatro. MORE INFO CALL ME

2. 2026-04-17
   price $138,999 972-char remark

   Show marketing remark (972 chars)

   YES HELLOOO. HONEY LOCATION, LOCATION, LOCATION!!!! This exceptional investment opportunity sits in the vibrant heart of West Dallas—mere minutes from downtown, Oak Cliff, Love Field Airport, the Arts District, the Medical Center, and Victory Park. Positioned for convenience with swift access to I-35,183 and I-30, this lot is a rare gem. Priced at an attractive $140,000, it’s a golden opportunity in a booming area—surrounded by new luxury homes now topping $800,000. Don’t miss out—send your offer today, and together we’ll make your vision a reality. Buyer and buyer’s agent to verify all information and measurements.” This is cash deal AS-IS, the value is for the land. I’m sorry not showings because is for lot sell. NO SURVEY. open title with indpendence title at mesquite. Welcome to walk the outside and the backyard but please call me. MAS INFO ME LLAMAS PORFA 4seis9 8tres1 1seis9cuatro. MORE INFO CALL ME

3. 2026-03-10
   listed $139,900 Active 972-char remark

   Show marketing remark (972 chars)

   YES HELLOOO. HONEY LOCATION, LOCATION, LOCATION!!!! This exceptional investment opportunity sits in the vibrant heart of West Dallas—mere minutes from downtown, Oak Cliff, Love Field Airport, the Arts District, the Medical Center, and Victory Park. Positioned for convenience with swift access to I-35,183 and I-30, this lot is a rare gem. Priced at an attractive $140,000, it’s a golden opportunity in a booming area—surrounded by new luxury homes now topping $800,000. Don’t miss out—send your offer today, and together we’ll make your vision a reality. Buyer and buyer’s agent to verify all information and measurements.” This is cash deal AS-IS, the value is for the land. I’m sorry not showings because is for lot sell. NO SURVEY. open title with indpendence title at mesquite. Welcome to walk the outside and the backyard but please call me. MAS INFO ME LLAMAS PORFA 4seis9 8tres1 1seis9cuatro. MORE INFO CALL ME

4. 2001-03-19
   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: $4,433 · $369/mo
• Projected year-2 tax: $4,433 · $369/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 · 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,496
• − Mortgage interest: −$7,781
• − Property taxes: −$4,433
• − Insurance: −$694
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,041
• Taxable income: $1,948
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,436/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: Irving ISD
• NCES district ID: 4824420
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,870
• Composite: 19.06/100
• National rank: #8840
• State rank: #751 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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

-0.7% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $138,900 NTREIS
• 2026-04-17 Price Changed $138,999 NTREIS
• 2026-03-10 Listed $139,900 NTREIS
• 2001-03-19 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,433 · -0.2% YoY. Source: county tax records.