6451 Moonhill Dr · Dallas, TX 75241

$154,300

3 bd · 1.5 ba · 1,499 sqft · SingleFamily public records · 93 Days on market

Built 1971 7,144 sqft lot $103/sqft · 29% below area Est $217k · 29% under ↓ 8% since listing

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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 +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been waiting for the right project to come along—this might be it. Welcome to 6451 Moonhill Drive in Dallas, a 4-bedroom, 1.5-bath home full of potential and ready for someone with vision to bring it back to life. From the moment you walk in, you’ll notice the functional layout, featuring a spacious living area, a dedicated breakfast space, and a garage conversion that gives you the flexibility to create a second living area, home office, or even an additional bedroom. This is the kind of property where you can truly make your mark. Whether you're an investor, rehabber, or fix-and-flip buyer, this home offers a solid starting point with a layout that already works—you just need to take it to the next level. Imagine reworking the spaces, updating the finishes, and turning this into something modern, functional, and highly desirable. Located in an established Dallas neighborhood with convenient access to major highways, shopping, and dining, it’s easy to see the long-term value here. Opportunities like this don’t come around often—especially for buyers looking to create equity instead of paying for someone else’s upgrades. Sold as-is. No repairs will be made. Bring your ideas, your contractor, and your vision—this is your chance to turn potential into profit.

Key facts

• Garage conversion
• Functional layout
• Shopping and dining

Tags

• GARAGE CONVERSION
• DEDICATED BREAKFAST SPACE
• FUNCTIONAL LAYOUT
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $140k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (-2.8%/yr); 207 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 44% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,413 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.29% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

• ARV (median comp): $217,428
• List price: $154,300
• Delta: -29.03%
• 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
3439 Charolais Dr	0.26mi	3/2.0	1,480 (-1%)	2mo	$245,000	$166	82
3415 Santa Gertrudis Dr	0.29mi	3/2.0	1,472 (-2%)	3mo	$270,000	$183	79
6675 Cool Morn Dr	0.40mi	3/2.0	1,526 (+2%)	4mo	$255,000	$167	73
3606 Judge Dupree Dr	0.41mi	4/1.5 (+1)	1,523 (+2%)	3mo	$179,000	$118	71
3924 Waterhouse Dr	0.59mi	3/2.0	1,473 (-2%)	5mo	$258,000	$175	63
6415 Cinnamon Oaks Dr	0.16mi	4/2.0 (+1)	1,296 (-14%)	0mo	$220,000	$170	62
3617 Tioga St	0.37mi	4/2.0 (+1)	1,600 (+7%)	3mo	$275,000	$172	62
2962 Kavasar Dr	0.61mi	3/2.0	1,558 (+4%)	5mo	$239,000	$153	59
2914 Midway Plaza Blvd	0.60mi	3/1.5	1,347 (-10%)	1mo	$200,000	$148	54
3817 Pinebrook Dr	0.62mi	4/2.0 (+1)	1,380 (-8%)	2mo	$237,400	$172	50
3771 Stagecoach Trl	0.53mi	4/2.0 (+1)	1,336 (-11%)	2mo	$215,000	$161	49
7127 Sierra Way	0.65mi	3/2.0	1,641 (+10%)	5mo	$259,900	$158	47

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-12,926
• Equity at exit: $23,007

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-10,274
• Equity at exit: $13,341

Cash invested: $43,204 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$809
• Tax from tax record: −$422 /mo · $5,059/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $279

Break-even live

Break-even rent $1,639

Max offer price $154,300

Occupancy floor 81%

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: $38,575
• Closing costs: $4,629
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	4d	1	0.03mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	2d	1	0.09mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	43d	1	0.15mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	4d	1	0.26mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	4d	1	0.29mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	43d	1	0.35mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	43d	1	0.36mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	43d	1	0.48mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	17d	1	0.49mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	7d	1	0.53mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	2d	1	0.62mi
2918 Morgan Dr Dallas, TX	4.0	2.0	1610	$2,500	$1.55	24d	1	0.69mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	1d	9	0.70mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	3d	33	0.77mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	43d	1	0.92mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	43d	1	0.95mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,083	$1.19	2d	9	0.97mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	3d	7	0.99mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	7d	1	1.06mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	24d	1	1.08mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	7d	1	1.08mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	7d	7	1.15mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	24d	1	1.19mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	17d	1	1.20mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	24d	1	1.23mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	20d	1	1.25mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	7d	1	1.26mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	43d	1	1.29mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	17d	1	1.29mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	6d	1	1.34mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	24d	1	1.40mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	1d	1	1.42mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	20d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $154,300 Active 93 DOM
2. 2026-06-17
   days on market $154,300 Active 92 DOM
3. 2026-06-16
   days on market $154,300 Active 91 DOM
4. 2026-06-15
   days on market $154,300 Active 90 DOM
5. 2026-06-13
   days on market $154,300 Active 88 DOM
6. 2026-06-09
   days on market $154,300 Active 84 DOM
7. 2026-06-08
   days on market $154,300 Active 83 DOM
8. 2026-06-07
   pricedays on market $154,300 Active 82 DOM
9. 2026-06-04
   days on market $167,500 Active 79 DOM
10. 2026-06-03
    days on market $167,500 Active 78 DOM
11. 2026-06-02
    days on market $167,500 Active 77 DOM
12. 2026-06-02
    days on market $167,500 Active 76 DOM
13. 2026-05-31
    days on market $167,500 Active 75 DOM
14. 2026-04-29
    price $167,500 1341-char remark

    Show marketing remark (1341 chars)

    If you’ve been waiting for the right project to come along—this might be it. Welcome to 6451 Moonhill Drive in Dallas, a 4-bedroom, 1.5-bath home full of potential and ready for someone with vision to bring it back to life. From the moment you walk in, you’ll notice the functional layout, featuring a spacious living area, a dedicated breakfast space, and a garage conversion that gives you the flexibility to create a second living area, home office, or even an additional bedroom. This is the kind of property where you can truly make your mark. Whether you're an investor, rehabber, or fix-and-flip buyer, this home offers a solid starting point with a layout that already works—you just need to take it to the next level. Imagine reworking the spaces, updating the finishes, and turning this into something modern, functional, and highly desirable. Located in an established Dallas neighborhood with convenient access to major highways, shopping, and dining, it’s easy to see the long-term value here. Opportunities like this don’t come around often—especially for buyers looking to create equity instead of paying for someone else’s upgrades. Sold as-is. No repairs will be made. Bring your ideas, your contractor, and your vision—this is your chance to turn potential into profit.

15. 2026-03-17
    listed $182,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    If you’ve been waiting for the right project to come along—this might be it. Welcome to 6451 Moonhill Drive in Dallas, a 4-bedroom, 1.5-bath home full of potential and ready for someone with vision to bring it back to life. From the moment you walk in, you’ll notice the functional layout, featuring a spacious living area, a dedicated breakfast space, and a garage conversion that gives you the flexibility to create a second living area, home office, or even an additional bedroom. This is the kind of property where you can truly make your mark. Whether you're an investor, rehabber, or fix-and-flip buyer, this home offers a solid starting point with a layout that already works—you just need to take it to the next level. Imagine reworking the spaces, updating the finishes, and turning this into something modern, functional, and highly desirable. Located in an established Dallas neighborhood with convenient access to major highways, shopping, and dining, it’s easy to see the long-term value here. Opportunities like this don’t come around often—especially for buyers looking to create equity instead of paying for someone else’s upgrades. Sold as-is. No repairs will be made. Bring your ideas, your contractor, and your vision—this is your chance to turn potential into profit.

ⓘ 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: $5,059 · $422/mo
• Projected year-2 tax: $5,059 · $422/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $23,903
• − Mortgage interest: −$8,643
• − Property taxes: −$5,059
• − Insurance: −$772
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,489
• Taxable income: $1,116
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $3,075/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-8.0% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $167,500 NTREIS
• 2026-03-17 Listed $182,000 NTREIS

Property tax history

+9.9%/yr

Latest (2025): $5,059 · -0.4% YoY. Source: county tax records.