4926 Rand · Dallas, TX 75216

$179,950

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 35 Days on market

Built 1957 8,451 sqft lot $106/sqft · 26% below area Est $244k · 26% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inviting single-story 3-bedroom, 2-bath home located in the well-established Glendale neighborhood of Dallas. This 1,696 sq ft residence sits on a generous 8,472 sq ft lot, offering plenty of outdoor space and potential for personalization. Features include central gas heating, central air conditioning, and an attached 2-car garage, providing comfort and convenience. With its functional layout and prime location, this home combines everyday livability with opportunities to make it your own.

Key facts

• 8,451 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence)
• Financial info: Listing terms: Cash or Conventional; Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage (approx. 20 ft wide x 20 ft long) — garage faces front
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story
• Construction: Built in 1957; Brick and wood construction
• Exterior features: Lot under 0.5 acre (approx. 0.194 acre); Subdivision: Glendale

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Kitchen on main level, approx. 11 x 11
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level, approx. 16 x 11; Second bedroom on main level, approx. 11 x 10; Third bedroom on main level, approx. 14 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: 6 total rooms; 2 living areas; 1 dining area; Other interior features
• Laundry & utility: No specific laundry equipment listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Clara Oliver El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 204 students, 92% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,110/mo this rent would consume 61% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 35 days — a 3% lower offer ($175k) 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; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,551 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (median comp): $243,579
• List price: $179,950
• Delta: -26.12%
• 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
4412 Utah Ave	0.36mi	3/1.5	1,700 (+0%)	2mo	$219,900	$129	79
4310 Utah Ave	0.45mi	3/2.0	1,759 (+4%)	1mo	$185,000	$105	72
717 Calcutta Dr	0.35mi	4/2.0 (+1)	1,801 (+6%)	2mo	$299,900	$167	66
5311 Rocky Ridge Rd	0.63mi	3/2.0	1,732 (+2%)	2mo	$305,000	$176	66
1287 Whispering Trl	0.59mi	3/2.0	1,628 (-4%)	2mo	$275,000	$169	64
4343 Vanette Ln	0.60mi	3/2.0	1,625 (-4%)	2mo	$99,000	$61	63
1122 Pinedale Ln	0.54mi	3/2.0	1,569 (-8%)	1mo	$289,000	$184	62
5606 S Marsalis Ave	0.44mi	3/2.0	1,523 (-10%)	1mo	$259,900	$171	62
5916 Sumatra Dr	0.74mi	3/2.0	1,745 (+3%)	1mo	$300,000	$172	60
4323 Vanette Ln	0.64mi	4/2.0 (+1)	1,625 (-4%)	1mo	$279,900	$172	58
4637 Malden Ln	0.25mi	4/3.0 (+1)	1,474 (-13%)	1mo	$255,000	$173	56
1502 E Ann Arbor Ave	0.75mi	4/3.0 (+1)	1,829 (+8%)	2mo	$355,000	$194	42

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-13,421
• Equity at exit: $26,831

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $16,561
• Equity at exit: $15,559

Cash invested: $50,386 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$944
• Tax from tax record: −$444 /mo · $5,327/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $204

Break-even live

Break-even rent $1,851

Max offer price $179,950

Occupancy floor 85%

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: $44,988
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	0.27mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	8d	1	0.77mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	8d	1	0.89mi
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	2d	1	0.90mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	0.97mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	0.99mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	8d	1	1.07mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	44d	1	1.09mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	8d	1	1.11mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.15mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	1.19mi
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	1d	1	1.21mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	1.30mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	1.31mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	1.33mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	8d	1	1.36mi
532 W Five Mile Pkwy Dallas, TX	3.0	2.5	2115	$3,500	$1.65	8d	1	1.47mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	44d	1	1.48mi

Listing history 2 events

1. 2026-04-17
   listed $179,950 Active 495-char remark

   Show marketing remark (495 chars)

   Inviting single-story 3-bedroom, 2-bath home located in the well-established Glendale neighborhood of Dallas. This 1,696 sq ft residence sits on a generous 8,472 sq ft lot, offering plenty of outdoor space and potential for personalization. Features include central gas heating, central air conditioning, and an attached 2-car garage, providing comfort and convenience. With its functional layout and prime location, this home combines everyday livability with opportunities to make it your own.

2. 2026-04-17
   listed $179,950 Active 495-char remark

   Show marketing remark (495 chars)

   Inviting single-story 3-bedroom, 2-bath home located in the well-established Glendale neighborhood of Dallas. This 1,696 sq ft residence sits on a generous 8,472 sq ft lot, offering plenty of outdoor space and potential for personalization. Features include central gas heating, central air conditioning, and an attached 2-car garage, providing comfort and convenience. With its functional layout and prime location, this home combines everyday livability with opportunities to make it your own.

ⓘ 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: $5,327 · $444/mo
• Projected year-2 tax: $5,327 · $444/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $25,315
• − Mortgage interest: −$10,080
• − Property taxes: −$5,327
• − Insurance: −$900
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,235
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,515/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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 (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-28 Pending — HARMLS
• 2026-04-17 Listed $179,950 HARMLS
• 2026-04-17 Listed $179,950 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $5,327 · -0.4% YoY. Source: county tax records.