5515 Fox Hill Ln · Dallas, TX 75232

$210,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 18 Days on market

Built 1960 $126/sqft · 31% below area Est $303k · 31% under ↓ 4% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

Key facts

• Central hvac
• Covered patio
• Cozy fireplace

Tags

• COZY FIREPLACE
• CENTRAL HVAC
• COVERED PATIO
• BRICK CONSTRUCTION
• OUTDOOR POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $81 ($967/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 98 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.8

CMA / ARV

• ARV (median comp): $302,755
• List price: $210,000
• Delta: -30.64%
• 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
5515 Fox Hill Ln	0.00mi	3/2.0	1,668 (0%)	1mo	$210,000	$126	99
925 Timber Dell Ln	0.09mi	3/2.0	1,706 (+2%)	4mo	$349,900	$205	89
816 Green Cove Ln	0.43mi	3/2.0	1,705 (+2%)	5mo	$349,900	$205	72
1715 Shady Glen Ln	0.62mi	3/2.0	1,667 (-0%)	4mo	$239,000	$143	68
944 Timber Dell Ln	0.07mi	3/2.5	1,902 (+14%)	5mo	$370,000	$195	67
1515 Oak Meadows Dr	0.61mi	3/2.5	1,654 (-1%)	2mo	$310,000	$187	67
5505 Spruce View Dr	0.45mi	3/2.0	1,793 (+8%)	2mo	$190,000	$106	64
1512 Matagorda Dr	0.49mi	3/2.5	1,788 (+7%)	4mo	$379,000	$212	59
1239 Misty Glen Ln	0.53mi	4/2.5 (+1)	1,766 (+6%)	5mo	$249,685	$141	54
6526 Rock Canyon Trl	0.72mi	4/3.0 (+1)	1,649 (-1%)	2mo	$325,000	$197	54
4523 Hamblen Dr	0.74mi	4/2.0 (+1)	1,464 (-12%)	2mo	$295,000	$202	38
1305 Wedgemere Dr	0.74mi	4/2.0 (+1)	1,869 (+12%)	7mo	$326,000	$174	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-28,717
• Equity at exit: $31,312

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-17,664
• Equity at exit: $18,157

Cash invested: $58,800 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$502 /mo · $6,029/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $81

Break-even live

Break-even rent $2,141

Max offer price $210,000

Occupancy floor 91%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 Russell Glen Ln Dallas, TX	4.0	2.0	2088	$2,350	$1.13	7d	1	0.38mi
4921 Jade Dr Dallas, TX	3.0	2.0	1720	$1,800	$1.05	7d	1	0.38mi
1135 Holly Glen Cir Dallas, TX	3.0	2.0	1707	$3,400	$1.99	7d	1	0.61mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	7d	1	0.78mi
4318 Lashley Dr Dallas, TX	3.0	2.0	1562	$2,100	$1.34	5d	1	0.81mi
1256 Golden Trophy Dr Dallas, TX	3.0	2.0	1566	$2,750	$1.76	1d	1	0.97mi
532 W Five Mile Pkwy Dallas, TX	3.0	2.5	2115	$3,500	$1.65	7d	1	1.00mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	7d	1	1.01mi
5000 S Hampton Rd Dallas, TX	1.0–3.0	1.0–2.0	962	$1,500	$1.56	1d	6	1.05mi
6115 Red Bird Ct Dallas, TX	3.0	2.0	2200	$2,250	$1.02	7d	1	1.06mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	1.16mi
925 Bluewood Dr Dallas, TX	4.0	2.0	1670	$2,000	$1.20	43d	1	1.19mi
511 Highcrest Dr Dallas, TX	3.0	2.0	1513	$1,700	$1.12	43d	1	1.20mi
4028 Treeline Dr Dallas, TX	3.0	3.0	1872	$3,000	$1.60	7d	1	1.20mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	43d	1	1.25mi
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	43d	1	1.29mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	3d	1	1.30mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	21d	1	1.35mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	18d	1	1.38mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,099	$1.11	3d	6	1.42mi

Listing history 7 events

1. 2026-05-14
   status Pending 974-char remark

   Show marketing remark (974 chars)

   This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

2. 2026-05-05
   historical Active Option Contract 974-char remark

   Show marketing remark (974 chars)

   This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

3. 2026-04-27
   price $235,000 974-char remark

   Show marketing remark (974 chars)

   This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

4. 2026-04-27
   status Active 974-char remark

   Show marketing remark (974 chars)

   This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

5. 2026-04-11
   listed $245,000 Active 974-char remark

   Show marketing remark (974 chars)

   This well-maintained mid-century home blends classic charm with practical comfort. Featuring 3 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living with an inviting flow throughout the home. The living area includes a cozy fireplace, perfect for relaxing evenings, and the home is equipped with central HVAC for year-round comfort. Sitting on a generous spacious lot, the property offers plenty of outdoor potential. A covered patio extends the living space outdoors, ideal for gatherings, grilling, or simply enjoying the shade. The home’s brick construction adds timeless appeal and durability. Whether you're looking for a comfortable family home or a solid investment in a quiet, established neighborhood, this property delivers a strong combination of character, function, and value. (VERIFY ALL ROOM SIZES) “Please be advised that the property may contain fleas and shows indications of potential termite presence.”

6. 2023-07-27
   soldstatus
7. 2019-02-04
   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: $6,029 · $502/mo
• Projected year-2 tax: $6,029 · $502/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 7/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,912
• − Mortgage interest: −$11,763
• − Property taxes: −$6,029
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$6,109
• Taxable loss: −$2,345
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $1,529/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): 32,967

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• 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

-4.1% since first listed

7 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-27 Price Changed $235,000 NTREIS
• 2026-04-27 Relisted — NTREIS
• 2026-04-11 Listed $245,000 NTREIS
• 2023-07-27 Sold (Public Records) — Public Records
• 2019-02-04 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,029 · -0.4% YoY. Source: county tax records.