2425 Crossman Ave · Dallas, TX 75212

$450,000

4 bd · 4.5 ba · 2,572 sqft · SingleFamily public records · 120 Days on market

Built 2021 Excellent condition 3,049 sqft lot $175/sqft · 24% below area Est $590k · 24% under ↓ 35% since listing

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +2.4/10.0
• Rent growth +1.4/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Luxurious, contemporary, 4 bedrooms, 4.5 baths with 2 car tandem garage. Incredible natural lighting with a perfect blend of warmth and modern luxe design. First floor layout: Garage, wood look tile on first floor, secondary bedroom with full bath. Bedroom opens to patio and backyard. Second floor: Going to up to second floor wood floors on stairs and through out 2nd floor open living concept. Kitchen with sleek, European-style cabinets, quartz countertops with breakfast bar. Refrigerator and double oven. Living room with Downtown views, fireplace, balcony. Secondary bedroom and full bath also located on the 2nd floor. Third floor: Third floor wood floor with spacious master bedroom views of Downtown and the setting sun. Gorgeous master bath. Additional bedroom with full bathroom. Laundry room and stackable washer and dryer. Close to Bishop Arts, Downtown, Sylvan 30 and Trinity Groves.

Key facts

• Natural lighting
• Quartz countertops
• Wood look tile

Tags

• NATURAL LIGHTING
• WOOD LOOK TILE
• OPEN LIVING CONCEPT
• EUROPEAN-STYLE CABINETS
• QUARTZ COUNTERTOPS
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $450k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (18.4% below list).
• Recommended offer: $306k (32.0% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: 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: Jesus Moroles Expressive Arts Vanguard (math 23% / reading 43%, grade F, #2,208 of 4,322 statewide, top 52%, 627 students, 75% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents falling (-4.2%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,672/mo this rent would consume 74% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $305,819 (32.0% 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 120 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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: 0.82% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 10.2

CMA / ARV

• ARV (median comp): $590,309
• List price: $450,000
• Delta: -23.77%
• 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
2419 Crossman Ave	0.01mi	4/4.5	2,572 (0%)	2mo	$444,900	$173	98
1117 Tea Olive Ln	0.18mi	3/3.5 (-1)	2,597 (+1%)	2mo	$569,999	$219	79
1123 Muncie Ave	0.03mi	3/3.5 (-1)	2,744 (+7%)	2mo	$605,000	$220	77
1121 Muncie Ave	0.04mi	3/3.5 (-1)	2,744 (+7%)	2mo	$605,000	$220	77
3105 Crossman Ave	0.33mi	5/3.0 (+1)	2,548 (-1%)	2mo	$589,900	$232	70
1723 N Edgefield Ave	0.47mi	4/2.5	2,570 (-0%)	2mo	$575,000	$224	68
2557 Carmelita St	0.17mi	3/3.5 (-1)	2,237 (-13%)	0mo	$499,000	$223	61
3311 Rutz St	0.55mi	3/2.5 (-1)	2,342 (-9%)	0mo	$369,900	$158	46
1837 Pollard St	0.51mi	3/3.5 (-1)	2,250 (-12%)	1mo	$566,000	$252	46
1839 Pollard St	0.51mi	3/3.5 (-1)	2,250 (-12%)	1mo	$561,000	$249	45
1845 Pollard St	0.53mi	3/3.5 (-1)	2,250 (-12%)	0mo	$545,000	$242	45
1843 Pollard St	0.53mi	3/3.5 (-1)	2,250 (-12%)	2mo	$545,000	$242	44

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: 17.9%
• Equity multiple: 2.45×
• Total profit: $182,766
• Equity at exit: $405,396

10-year hold

• IRR: 16.2%
• Equity multiple: 5.45×
• Total profit: $560,677
• Equity at exit: $874,251

Cash invested: $126,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 65 active · 16 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $588,000 ($248/sqft)
• Median days on market: 67 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75212

• Rents YoY: -4.2%
• Active inventory: 312
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,672 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$1,170 /mo · $14,039/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-816

Break-even live

Break-even rent $4,705

Max offer price $305,819

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-689	+0% $-816	+5% $-944	+10% $-1,071
Rent	-10% $-1,106	-5% $-961	+0% $-816	+5% $-671	+10% $-526
Rate	-1.0pp $-590	-0.5pp $-702	base $-816	+0.5pp $-933	+1.0pp $-1,051

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: $112,500
• Closing costs: $13,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Muncie Ave Dallas, TX	4.0	2.5	2006	$3,600	$1.79	8d	1	0.02mi
2513 N Winnetka Ave Dallas, TX	3.0	2.5	2054	$3,750	$1.83	4d	1	0.07mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	62d	1	0.11mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	93d	1	0.13mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	73d	1	0.14mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,475	$1.60	12d	1	0.14mi
1006 Barsotti Ct Dallas, TX	3.0	3.5	1778	$3,600	$2.02	2d	1	0.15mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	93d	1	0.15mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	56d	1	0.15mi
935 Muncie Ave Unit 935 Dallas, TX	5.0	5.0	3000	$6,700	$2.23	56d	1	0.16mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,600	$1.55	12d	1	0.17mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	93d	1	0.17mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	73d	1	0.17mi
2810 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	34d	1	0.18mi
2818 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	4d	1	0.19mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	73d	1	0.20mi
1229 Clifftop Ln Dallas, TX	3.0	2.5	1825	$3,450	$1.89	3d	1	0.21mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	93d	1	0.21mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	93d	1	0.35mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	64d	1	0.43mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$6,594	$3.03	2d	1	0.44mi
3121 Rutz St Dallas, TX	3.0	2.5	1758	$2,800	$1.59	32d	1	0.44mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	71d	1	0.45mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	93d	1	0.45mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$3,773	$1.93	9d	6	0.49mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	93d	1	0.51mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	93d	1	0.54mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	93d	1	0.56mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,899	$1.50	42d	1	0.60mi
1904 Pollard St Dallas, TX	3.0	3.5	2500	$5,000	$2.00	24d	1	0.60mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,600	$1.29	22d	1	0.60mi
1805 Nomas St Dallas, TX	5.0	3.5	2698	$5,300	$1.96	0d	1	0.61mi
3423 N Winnetka Ave Dallas, TX	4.0	3.5	2700	$5,000	$1.85	4d	1	0.63mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,965	$1.70	2d	24	0.64mi
3424 Ladd St Dallas, TX	4.0	3.5	2518	$4,000	$1.59	10d	1	0.65mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	93d	1	0.75mi
3210 Herbert St Dallas, TX	5.0	4.0	3200	$6,500	$2.03	93d	1	0.76mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	56d	1	0.77mi
3314 Herbert St Dallas, TX	4.0	3.5	2862	$6,500	$2.27	0d	1	0.80mi
1526 Life Ave Dallas, TX	5.0	4.0	3300	$6,500	$1.97	93d	1	0.80mi

Listing history 50 events

1. 2026-07-23
   days on market $450,000 Active 120 DOM
2. 2026-07-22
   days on market $450,000 Active 119 DOM
3. 2026-07-20
   days on market $450,000 Active 117 DOM
4. 2026-07-18
   days on market $450,000 Active 115 DOM
5. 2026-07-18
   days on market $450,000 Active 114 DOM
6. 2026-07-16
   days on market $450,000 Active 113 DOM
7. 2026-07-15
   days on market $450,000 Active 112 DOM
8. 2026-07-14
   days on market $450,000 Active 111 DOM
9. 2026-07-13
   days on market $450,000 Active 110 DOM
10. 2026-07-13
    days on market $450,000 Active 109 DOM
11. 2026-07-11
    days on market $450,000 Active 108 DOM
12. 2026-07-10
    days on market $450,000 Active 107 DOM
13. 2026-07-09
    days on market $450,000 Active 106 DOM
14. 2026-07-07
    days on market $450,000 Active 104 DOM
15. 2026-07-06
    days on market $450,000 Active 103 DOM
16. 2026-07-06
    days on market $450,000 Active 102 DOM
17. 2026-07-05
    days on market $450,000 Active 101 DOM
18. 2026-07-03
    days on market $450,000 Active 100 DOM
19. 2026-07-02
    days on market $450,000 Active 99 DOM
20. 2026-07-01
    days on market $450,000 Active 98 DOM
21. 2026-06-30
    days on market $450,000 Active 97 DOM
22. 2026-06-29
    days on market $450,000 Active 96 DOM
23. 2026-06-28
    days on market $450,000 Active 95 DOM
24. 2026-06-27
    days on market $450,000 Active 94 DOM
25. 2026-06-26
    days on market $450,000 Active 93 DOM
26. 2026-06-24
    days on market $450,000 Active 91 DOM
27. 2026-06-22
    days on market $450,000 Active 89 DOM
28. 2026-06-21
    days on market $450,000 Active 88 DOM
29. 2026-06-18
    days on market $450,000 Active 85 DOM
30. 2026-06-17
    days on market $450,000 Active 84 DOM
31. 2026-06-16
    days on market $450,000 Active 83 DOM
32. 2026-06-15
    days on market $450,000 Active 82 DOM
33. 2026-06-13
    days on market $450,000 Active 80 DOM
34. 2026-06-10
    price $450,000 Active 76 DOM
35. 2026-06-09
    days on market $475,000 Active 76 DOM
36. 2026-06-08
    days on market $475,000 Active 75 DOM
37. 2026-06-07
    days on market $475,000 Active 74 DOM
38. 2026-06-04
    days on market $475,000 Active 71 DOM
39. 2026-06-03
    days on market $475,000 Active 70 DOM
40. 2026-06-02
    days on market $475,000 Active 69 DOM
41. 2026-06-01
    days on market $475,000 Active 68 DOM
42. 2026-05-31
    days on market $475,000 Active 67 DOM
43. 2026-04-10
    status Active 898-char remark

    Show marketing remark (898 chars)

    Luxurious, contemporary, 4 bedrooms, 4.5 baths with 2 car tandem garage. Incredible natural lighting with a perfect blend of warmth and modern luxe design. First floor layout: Garage, wood look tile on first floor, secondary bedroom with full bath. Bedroom opens to patio and backyard. Second floor: Going to up to second floor wood floors on stairs and through out 2nd floor open living concept. Kitchen with sleek, European-style cabinets, quartz countertops with breakfast bar. Refrigerator and double oven. Living room with Downtown views, fireplace, balcony. Secondary bedroom and full bath also located on the 2nd floor. Third floor: Third floor wood floor with spacious master bedroom views of Downtown and the setting sun. Gorgeous master bath. Additional bedroom with full bathroom. Laundry room and stackable washer and dryer. Close to Bishop Arts, Downtown, Sylvan 30 and Trinity Groves.

44. 2025-10-29
    status Pending 898-char remark

    Show marketing remark (898 chars)

    Luxurious, contemporary, 4 bedrooms, 4.5 baths with 2 car tandem garage. Incredible natural lighting with a perfect blend of warmth and modern luxe design. First floor layout: Garage, wood look tile on first floor, secondary bedroom with full bath. Bedroom opens to patio and backyard. Second floor: Going to up to second floor wood floors on stairs and through out 2nd floor open living concept. Kitchen with sleek, European-style cabinets, quartz countertops with breakfast bar. Refrigerator and double oven. Living room with Downtown views, fireplace, balcony. Secondary bedroom and full bath also located on the 2nd floor. Third floor: Third floor wood floor with spacious master bedroom views of Downtown and the setting sun. Gorgeous master bath. Additional bedroom with full bathroom. Laundry room and stackable washer and dryer. Close to Bishop Arts, Downtown, Sylvan 30 and Trinity Groves.

45. 2025-10-29
    price $475,000 898-char remark

    Show marketing remark (898 chars)

    Luxurious, contemporary, 4 bedrooms, 4.5 baths with 2 car tandem garage. Incredible natural lighting with a perfect blend of warmth and modern luxe design. First floor layout: Garage, wood look tile on first floor, secondary bedroom with full bath. Bedroom opens to patio and backyard. Second floor: Going to up to second floor wood floors on stairs and through out 2nd floor open living concept. Kitchen with sleek, European-style cabinets, quartz countertops with breakfast bar. Refrigerator and double oven. Living room with Downtown views, fireplace, balcony. Secondary bedroom and full bath also located on the 2nd floor. Third floor: Third floor wood floor with spacious master bedroom views of Downtown and the setting sun. Gorgeous master bath. Additional bedroom with full bathroom. Laundry room and stackable washer and dryer. Close to Bishop Arts, Downtown, Sylvan 30 and Trinity Groves.

46. 2025-10-13
    listed $425,000 Active 898-char remark

    Show marketing remark (898 chars)

    Luxurious, contemporary, 4 bedrooms, 4.5 baths with 2 car tandem garage. Incredible natural lighting with a perfect blend of warmth and modern luxe design. First floor layout: Garage, wood look tile on first floor, secondary bedroom with full bath. Bedroom opens to patio and backyard. Second floor: Going to up to second floor wood floors on stairs and through out 2nd floor open living concept. Kitchen with sleek, European-style cabinets, quartz countertops with breakfast bar. Refrigerator and double oven. Living room with Downtown views, fireplace, balcony. Secondary bedroom and full bath also located on the 2nd floor. Third floor: Third floor wood floor with spacious master bedroom views of Downtown and the setting sun. Gorgeous master bath. Additional bedroom with full bathroom. Laundry room and stackable washer and dryer. Close to Bishop Arts, Downtown, Sylvan 30 and Trinity Groves.

47. 2024-10-10
    historical $4,500
48. 2024-08-03
    listed $4,500
49. 2024-05-16
    historical $4,500
50. 2024-05-01
    price $4,500

ⓘ 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: $14,039 · $1,170/mo
• Projected year-2 tax: $14,039 · $1,170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $44,067
• − Mortgage interest: −$25,207
• − Property taxes: −$14,039
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,525
• − Management: −$3,525
• − Depreciation: −$13,091
• Taxable loss: −$17,570
• Est. tax savings @ 24.0%: +$4,217
• After-tax cash flow: $-5,577/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This modern, well-maintained multi-family home is move-in ready with no visible repairs needed. It offers a great blend of contemporary design and natural light, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can increase the home's value in the market. ↑
• Both Add a smart thermostat — Improves energy efficiency and can increase the home's value in the market. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Jesus Moroles Expressive Arts Vanguard F TX #2,208/4,322 Nat'l #24,614/41,679 High L G Pinkston H S F TX #1,505/1,632 Nat'l #15,239/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 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: 6% of renters

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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%

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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%

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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

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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

-35.4% since first listed

14 events — show timeline

• 2026-04-10 Relisted — NTREIS
• 2025-10-29 Pending — NTREIS
• 2025-10-29 Price Changed $475,000 NTREIS
• 2025-10-13 Listed $425,000 NTREIS
• 2024-10-10 Rental Removed $4,500 NTREIS
• 2024-08-03 Listed for Rent $4,500 NTREIS
• 2024-05-16 Rental Removed $4,500 NTREIS
• 2024-05-01 Price Changed $4,500 NTREIS
• 2024-03-14 Listed for Rent $4,800 NTREIS
• 2022-09-29 Sold (Public Records) — Public Records
• 2022-09-27 Sold (MLS) — NTREIS
• 2022-08-22 Pending — NTREIS
• 2022-07-12 Contingent — NTREIS
• 2022-04-28 Listed $735,000 NTREIS

Property tax history

-5.2%/yr

Latest (2025): $14,039 · -5.2% YoY. Source: county tax records.