4310 Copeland St · Dallas, TX 75210

$310,000

3 bd · 2.5 ba · 1,600 sqft · Land · 58 Days on market

Built 2026 4,095 sqft lot $194/sqft · 34% above area Est $231k · 34% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This stunning new home offers three bedrooms, two full baths, and a handy half bath. Step into the open-concept main floor, where natural light floods the space, highlighting the sleek modern finishes with built-ins and an overabundance of impeccable taste. The living room invites you to unwind in comfort, while the kitchen, equipped with an island, tile backsplash, drink fridge, and quartz counters, is ideal for entertaining guests. All bedrooms are located on the second floor. Laminate flooring throughout. Continue out back to the private backyard, perfect for pets and activities. This is a property you won’t want to miss—schedule your showing today! Schedule a tour today!...

Key facts

• 4,095 sq ft lot
• Built 2026
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (34.3% below list).
• Recommended offer: $204k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 80 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).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($301k) 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

• Climate carrying-cost: major flood risk; 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 $203,645 (34.3% 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 58 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

• ARV (median comp): $231,176
• List price: $310,000
• Delta: 34.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-6,796
• Equity at exit: $106,905

10-year hold

• IRR: 3.3%
• Equity multiple: 1.41×
• Total profit: $35,562
• Equity at exit: $142,903

Cash invested: $86,800 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-211

Break-even live

Break-even rent $2,304

Max offer price $272,731

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	14d	1	0.13mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.16mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	43d	1	0.20mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	43d	1	0.21mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	43d	1	0.26mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.31mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	43d	1	0.32mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,350	$1.38	43d	1	0.38mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.41mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.43mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.47mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	43d	1	0.52mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	16d	1	0.54mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.55mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.55mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.59mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.59mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	0.64mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	0.64mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.67mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.74mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.76mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	0.77mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	0.82mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	0.90mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.93mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.96mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.96mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	43d	1	0.96mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.96mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.96mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	1.13mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	1.13mi
1333 S Fitzhugh Ave Dallas, TX	4.0	2.0	1670	$1,895	$1.13	7d	1	1.14mi
5724 Rich St Dallas, TX	3.0	1.0	1608	$1,760	$1.09	2d	1	1.14mi
3311 Tooms St Dallas, TX	3.0	1.5	1749	$1,800	$1.03	43d	1	1.19mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	1.21mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	1.22mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	1.28mi
3626 James Dr Dallas, TX	3.0	2.0	1962	$2,300	$1.17	43d	1	1.30mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $310,000 Pending 58 DOM
2. 2026-06-04
   days on market $310,000 Active Option Contract 57 DOM
3. 2026-06-03
   days on market $310,000 Active Option Contract 56 DOM
4. 2026-06-02
   days on market $310,000 Active Option Contract 55 DOM
5. 2026-06-01
   statusdays on market $310,000 Active Option Contract 54 DOM
6. 2026-05-31
   days on market $310,000 Active 53 DOM
7. 2026-04-08
   listed $310,000 Active 698-char remark

   Show marketing remark (698 chars)

   This stunning new home offers three bedrooms, two full baths, and a handy half bath. Step into the open-concept main floor, where natural light floods the space, highlighting the sleek modern finishes with built-ins and an overabundance of impeccable taste. The living room invites you to unwind in comfort, while the kitchen, equipped with an island, tile backsplash, drink fridge, and quartz counters, is ideal for entertaining guests. All bedrooms are located on the second floor. Laminate flooring throughout. Continue out back to the private backyard, perfect for pets and activities. This is a property you won’t want to miss—schedule your showing today! Schedule a tour today!...

8. 2025-06-02
   soldstatus Closed 1111-char remark

   Show marketing remark (1111 chars)

   Welcome to a rare opportunity to own a premium vacant lot in one of Dallas’ fastest-growing neighborhoods. Nestled in a quiet, established area just minutes from downtown, this spacious lot offers the perfect blank canvas for your next residential or investment project. Whether you're a builder, developer, or future homeowner, this lot is ready for your vision. Zoned for residential use, it's ideal for building a custom single-family home or a modern investment property. Enjoy quick access to major highways (I-45, I-35, and Hwy 175), Bishop Arts District, Deep Ellum, and Fair Park. Shopping, dining, parks, and schools are all nearby, making this location both convenient and desirable. Don’t miss your chance to invest in a booming area with strong potential. Whether you’re breaking ground on your dream home or your next big project, this lot perfect place to start. All measurements and dimensions are approximate. The buyer and buyer's representative are responsible for verifying all zoning, dimensions, and property information. The listing agent is related to the seller.

9. 2025-06-01
   status Pending 1111-char remark

   Show marketing remark (1111 chars)

   Welcome to a rare opportunity to own a premium vacant lot in one of Dallas’ fastest-growing neighborhoods. Nestled in a quiet, established area just minutes from downtown, this spacious lot offers the perfect blank canvas for your next residential or investment project. Whether you're a builder, developer, or future homeowner, this lot is ready for your vision. Zoned for residential use, it's ideal for building a custom single-family home or a modern investment property. Enjoy quick access to major highways (I-45, I-35, and Hwy 175), Bishop Arts District, Deep Ellum, and Fair Park. Shopping, dining, parks, and schools are all nearby, making this location both convenient and desirable. Don’t miss your chance to invest in a booming area with strong potential. Whether you’re breaking ground on your dream home or your next big project, this lot perfect place to start. All measurements and dimensions are approximate. The buyer and buyer's representative are responsible for verifying all zoning, dimensions, and property information. The listing agent is related to the seller.

10. 2025-05-22
    historical Active Option Contract 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to a rare opportunity to own a premium vacant lot in one of Dallas’ fastest-growing neighborhoods. Nestled in a quiet, established area just minutes from downtown, this spacious lot offers the perfect blank canvas for your next residential or investment project. Whether you're a builder, developer, or future homeowner, this lot is ready for your vision. Zoned for residential use, it's ideal for building a custom single-family home or a modern investment property. Enjoy quick access to major highways (I-45, I-35, and Hwy 175), Bishop Arts District, Deep Ellum, and Fair Park. Shopping, dining, parks, and schools are all nearby, making this location both convenient and desirable. Don’t miss your chance to invest in a booming area with strong potential. Whether you’re breaking ground on your dream home or your next big project, this lot perfect place to start. All measurements and dimensions are approximate. The buyer and buyer's representative are responsible for verifying all zoning, dimensions, and property information. The listing agent is related to the seller.

11. 2025-05-19
    listed $59,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to a rare opportunity to own a premium vacant lot in one of Dallas’ fastest-growing neighborhoods. Nestled in a quiet, established area just minutes from downtown, this spacious lot offers the perfect blank canvas for your next residential or investment project. Whether you're a builder, developer, or future homeowner, this lot is ready for your vision. Zoned for residential use, it's ideal for building a custom single-family home or a modern investment property. Enjoy quick access to major highways (I-45, I-35, and Hwy 175), Bishop Arts District, Deep Ellum, and Fair Park. Shopping, dining, parks, and schools are all nearby, making this location both convenient and desirable. Don’t miss your chance to invest in a booming area with strong potential. Whether you’re breaking ground on your dream home or your next big project, this lot perfect place to start. All measurements and dimensions are approximate. The buyer and buyer's representative are responsible for verifying all zoning, dimensions, and property information. The listing agent is related to the seller.

12. 2025-04-22
    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: $779 · $65/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$4,894/yr (+$408/mo · 628.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,437
• − Mortgage interest: −$17,365
• − Property taxes: −$779
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$9,018
• Taxable loss: −$8,185
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-567/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

+425.4% since first listed

6 events — show timeline

• 2026-04-08 Listed $310,000 NTREIS
• 2025-06-02 Sold (MLS) — NTREIS
• 2025-06-01 Pending — NTREIS
• 2025-05-22 Contingent — NTREIS
• 2025-05-19 Listed $59,000 NTREIS
• 2025-04-22 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $779 · -0.4% YoY. Source: county tax records.