2557 Carmelita St · Dallas, TX 75212

$499,000

3 bd · 3.5 ba · 2,237 sqft · Townhouse public records · 159 Days on market

Built 2022 2,047 sqft lot $223/sqft · 21% below area Est $632k · 21% under $304/mo HOA · 9% of rent

---

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
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +1.6/10.0
• Rent growth +1.4/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Don’t miss this highly versatile floor plan spanning 3 stories & multiple private outdoor spaces, including a huge rooftop deck with stunning skyline views! Built in 2022, impeccably maintained & thoughtfully updated. This like-new home boasts amazing natural light & stylish finishes throughout, with high ceilings & an open main floor that seamlessly blends living & dining spaces. Gorgeous gourmet kitchen equipped with a large island, pantry & SS appliances including a Samsung smart refrigerator, gas range & vented hood. Double doors off the living room open to a private covered balcony with park views! Laundry is conveniently located upstairs between both bedrooms (each with ensuite baths). Primary suite features dual sinks, a huge walk-in shower & tons of storage space. Remaining bed & bath on first floor could be used as an in-law suite, office or media room (tons of flexibility!) with direct access to a private side yard & the 2-car garage. Custom features include wood panelling installed in the primary, living room & half bath, custom kitchen cabinet hardware, sink in half bath + bathroom mirrors on first & second floors. Other updates include a sliding glass door installed for the bath tub & all toilets replaced. SoHo Square residents enjoy a plethora of neighborhood amenities, with access to a chic community lounge (complete with a kitchen), fitness center, pool + spa, bowling alley, golf simulator & game room. Don’t miss this stylish 3-story home in a convenient Dallas location, close to major highways, schools & parks, minutes to Downtown Dallas!

Key facts

• Pantry
• Rooftop deck
• Gourmet kitchen

Tags

• PRIVATE OUTDOOR SPACES
• ROOFTOP DECK
• GOURMET KITCHEN
• LARGE ISLAND
• PANTRY
• SS APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $499k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (34.1% below list).
• Recommended offer: $299k (40.2% below list) — sets the bar for cash-flow.

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); 249 active listings in the ZIP; 40 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).
• At $3,286/mo this rent would consume 66% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $298,557 (40.2% 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 159 days. Have you received any prior offers? Is the seller open to a 40% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 2.02%
• Cash-on-cash: -15.26%
• DSCR: 0.32
• GRM: 12.7

CMA / ARV

• ARV (median comp): $631,967
• List price: $499,000
• Delta: -21.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 2.07×
• Total profit: $149,608
• Equity at exit: $449,539

10-year hold

• IRR: 12.8%
• Equity multiple: 4.68×
• Total profit: $513,533
• Equity at exit: $969,447

Cash invested: $139,720 (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: 12.7×

Monthly cashflow live

• Estimated rent: $3,286 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$1,244 /mo · $14,928/yr
• Insurance: −$208
• HOA: −$304
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-1,777

Break-even live

Break-even rent $5,535

Max offer price $298,557

Occupancy floor —

Sensitivity live

Price	-10% $-1,494	-5% $-1,635	+0% $-1,777	+5% $-1,918	+10% $-2,059
Rent	-10% $-2,036	-5% $-1,906	+0% $-1,777	+5% $-1,647	+10% $-1,517
Rate	-1.0pp $-1,525	-0.5pp $-1,650	base $-1,777	+0.5pp $-1,906	+1.0pp $-2,037

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.01mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.03mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	14d	1	0.06mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.06mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	26d	1	0.09mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	14d	1	0.21mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.24mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.24mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.28mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	5d	1	0.29mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.30mi
1010 Singleton Blvd Unit 1043 Dallas, TX	3.0	2.0	1581	$3,076	$1.95	0d	1	0.30mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.32mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	0.32mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	9d	1	0.33mi
1293 Clifftop Ln Dallas, TX	2.0	2.5	1411	$2,900	$2.06	45d	1	0.35mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	45d	1	0.38mi
3226 Navaro St Dallas, TX	3.0	2.0	1547	$2,500	$1.62	45d	1	0.38mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	0.41mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	45d	1	0.41mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	12d	1	0.42mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	0.45mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	6d	1	0.46mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	45d	1	0.49mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	45d	1	0.56mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	0d	5	0.64mi
3517 Chicago St Dallas, TX	3.0	3.0	1538	$1,200	$0.78	8d	1	0.64mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	14d	1	0.64mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	24d	1	0.64mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	0.66mi
1723 Shaw St Dallas, TX	4.0	3.0	1720	$2,699	$1.57	9d	1	0.69mi
1610 Life Ave Dallas, TX	3.0	2.5	1657	$2,800	$1.69	45d	1	0.70mi
750 Fort Worth Ave Dallas, TX	3.0	1.0–2.0	1000	$2,149	$2.15	0d	23	0.71mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	0.75mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,930	$1.67	1d	21	0.82mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	0.93mi
1330 Winding Brook Ln Unit 1363 Dallas, TX	3.0	2.0	1536	$1,824	$1.19	0d	1	0.98mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	0.99mi
2350 N Beckley Ave Unit 2373 Dallas, TX	2.0	2.0	1461	$2,815	$1.93	0d	1	1.27mi
4022 Ivanhoe Ln Dallas, TX	4.0	2.5	2042	$2,795	$1.37	45d	1	1.29mi

HOA detail

• Monthly dues: $304 · $3,648/yr
• Likely covers: gaspoolgym

Listing history 17 events

1. 2026-06-21
   days on market $499,000 Active 159 DOM
2. 2026-06-18
   days on market $499,000 Active 156 DOM
3. 2026-06-17
   days on market $499,000 Active 155 DOM
4. 2026-06-16
   days on market $499,000 Active 154 DOM
5. 2026-06-15
   days on market $499,000 Active 153 DOM
6. 2026-06-13
   days on market $499,000 Active 151 DOM
7. 2026-06-09
   days on market $499,000 Active 147 DOM
8. 2026-06-08
   days on market $499,000 Active 146 DOM
9. 2026-06-07
   days on market $499,000 Active 145 DOM
10. 2026-06-04
    days on market $499,000 Active 142 DOM
11. 2026-06-03
    days on market $499,000 Active 141 DOM
12. 2026-06-02
    days on market $499,000 Active 140 DOM
13. 2026-06-02
    days on market $499,000 Active 139 DOM
14. 2026-05-31
    days on market $499,000 Active 138 DOM
15. 2026-03-12
    status Active 1653-char remark

    Show marketing remark (1653 chars)

    Don’t miss this highly versatile floor plan spanning 3 stories & multiple private outdoor spaces, including a huge rooftop deck with stunning skyline views! Built in 2022, impeccably maintained & thoughtfully updated. This like-new home boasts amazing natural light & stylish finishes throughout, with high ceilings & an open main floor that seamlessly blends living & dining spaces. Gorgeous gourmet kitchen equipped with a large island, pantry & SS appliances including a Samsung smart refrigerator, gas range & vented hood. Double doors off the living room open to a private covered balcony with park views! Laundry is conveniently located upstairs between both bedrooms (each with ensuite baths). Primary suite features dual sinks, a huge walk-in shower & tons of storage space. Remaining bed & bath on first floor could be used as an in-law suite, office or media room (tons of flexibility!) with direct access to a private side yard & the 2-car garage. Custom features include wood panelling installed in the primary, living room & half bath, custom kitchen cabinet hardware, sink in half bath + bathroom mirrors on first & second floors. Other updates include a sliding glass door installed for the bath tub & all toilets replaced. SoHo Square residents enjoy a plethora of neighborhood amenities, with access to a chic community lounge (complete with a kitchen), fitness center, pool + spa, bowling alley, golf simulator & game room. Don’t miss this stylish 3-story home in a convenient Dallas location, close to major highways, schools & parks, minutes to Downtown Dallas!

16. 2026-03-07
    status Pending 1653-char remark

    Show marketing remark (1653 chars)

    Don’t miss this highly versatile floor plan spanning 3 stories & multiple private outdoor spaces, including a huge rooftop deck with stunning skyline views! Built in 2022, impeccably maintained & thoughtfully updated. This like-new home boasts amazing natural light & stylish finishes throughout, with high ceilings & an open main floor that seamlessly blends living & dining spaces. Gorgeous gourmet kitchen equipped with a large island, pantry & SS appliances including a Samsung smart refrigerator, gas range & vented hood. Double doors off the living room open to a private covered balcony with park views! Laundry is conveniently located upstairs between both bedrooms (each with ensuite baths). Primary suite features dual sinks, a huge walk-in shower & tons of storage space. Remaining bed & bath on first floor could be used as an in-law suite, office or media room (tons of flexibility!) with direct access to a private side yard & the 2-car garage. Custom features include wood panelling installed in the primary, living room & half bath, custom kitchen cabinet hardware, sink in half bath + bathroom mirrors on first & second floors. Other updates include a sliding glass door installed for the bath tub & all toilets replaced. SoHo Square residents enjoy a plethora of neighborhood amenities, with access to a chic community lounge (complete with a kitchen), fitness center, pool + spa, bowling alley, golf simulator & game room. Don’t miss this stylish 3-story home in a convenient Dallas location, close to major highways, schools & parks, minutes to Downtown Dallas!

17. 2026-01-08
    listed $499,000 Active 1653-char remark

    Show marketing remark (1653 chars)

    Don’t miss this highly versatile floor plan spanning 3 stories & multiple private outdoor spaces, including a huge rooftop deck with stunning skyline views! Built in 2022, impeccably maintained & thoughtfully updated. This like-new home boasts amazing natural light & stylish finishes throughout, with high ceilings & an open main floor that seamlessly blends living & dining spaces. Gorgeous gourmet kitchen equipped with a large island, pantry & SS appliances including a Samsung smart refrigerator, gas range & vented hood. Double doors off the living room open to a private covered balcony with park views! Laundry is conveniently located upstairs between both bedrooms (each with ensuite baths). Primary suite features dual sinks, a huge walk-in shower & tons of storage space. Remaining bed & bath on first floor could be used as an in-law suite, office or media room (tons of flexibility!) with direct access to a private side yard & the 2-car garage. Custom features include wood panelling installed in the primary, living room & half bath, custom kitchen cabinet hardware, sink in half bath + bathroom mirrors on first & second floors. Other updates include a sliding glass door installed for the bath tub & all toilets replaced. SoHo Square residents enjoy a plethora of neighborhood amenities, with access to a chic community lounge (complete with a kitchen), fitness center, pool + spa, bowling alley, golf simulator & game room. Don’t miss this stylish 3-story home in a convenient Dallas location, close to major highways, schools & parks, minutes to Downtown Dallas!

ⓘ 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: $14,928 · $1,244/mo
• Projected year-2 tax: $14,928 · $1,244/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 8/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,436
• − Mortgage interest: −$27,952
• − Property taxes: −$14,928
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − HOA: −$3,648
• − Depreciation: −$14,516
• Taxable loss: −$30,413
• Est. tax savings @ 24.0%: +$7,299
• After-tax cash flow: $-14,019/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): 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

3 events — show timeline

• 2026-03-12 Relisted — NTREIS
• 2026-03-07 Pending — NTREIS
• 2026-01-08 Listed $499,000 NTREIS

Property tax history

+35.1%/yr

Latest (2025): $14,928 · -0.4% YoY. Source: county tax records.