3834 Shelley Blvd · Dallas, TX 75211

$175,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 20 Days on market

Built 1938 8,364 sqft lot Est $247k · 29% under

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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
• Cash flow +12.9/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SOLD AS IS WHERE IS. Tons of potential in this 3 bedroom 1 bath home with an open layout. Carport for parking and an additional building in the back that could be used as a rental or storage or a workshop. Has electric connected already. Large backyard with shed. Great location close to Bishop Arts and downtown Dallas.

Key facts

• Large backyard
• Great location
• Open layout

Tags

• OPEN LAYOUT
• CARPORT FOR PARKING
• ADDITIONAL BUILDING
• LARGE BACKYARD
• GREAT LOCATION

Property features AI

Finance

• Other: Possession available in 30–60 days
• Financial info: Listing terms: Cash; Loan type treated as clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Electricity connected; Cable available; Individual gas meter; Individual water meter; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Siding exterior; Built in 1938; Preowned
• Exterior features: Outbuilding, shed(s), and a workshop with electricity

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom with built-in cabinets
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; High-speed internet available; One living area; One dining area; Total of 8 rooms; One level
• Laundry & utility: Laundry/utility area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (0.9% below list).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: L O Donald El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 327 students, 90% FRL); Zan Wesley Holmes Jr Middle (math 22% / reading 28%, grade F, #1,258 of 1,662 statewide, top 77%, 644 students, 96% FRL); Justin F Kimball H S (math 15% / reading 24%, grade F, #1,424 of 1,632 statewide, top 88%, 1,192 students, 81% FRL).
• Market conditions: Rents falling (-3.9%/yr); 158 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% 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. Built in 1938 — 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. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $246,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3619 Falls Dr	0.22mi	2/1.0	1,147 (+5%)	3mo	$245,000	$214	79
4036 Dutton Dr	0.27mi	3/1.0 (+1)	1,111 (+1%)	5mo	$260,000	$234	76
4024 Moler St	0.23mi	3/2.0 (+1)	1,066 (-3%)	5mo	$240,000	$225	72
4117 Moler St	0.31mi	3/2.0 (+1)	1,104 (+1%)	10mo	$309,000	$280	67
4007 Shelley Blvd	0.12mi	3/2.0 (+1)	1,000 (-9%)	6mo	$319,000	$319	66
1239 Tarpley Ave	0.30mi	3/1.0 (+1)	1,002 (-9%)	4mo	$159,900	$160	63
3815 Poinsettia Dr	0.24mi	3/2.0 (+1)	1,256 (+15%)	4mo	$279,900	$223	52
4224 Shelley Blvd	0.35mi	3/1.5 (+1)	1,237 (+13%)	7mo	$263,000	$213	49
3503 June Dr	0.46mi	3/1.0 (+1)	936 (-15%)	3mo	$175,000	$187	46
3307 Dawes Dr	0.52mi	3/1.0 (+1)	936 (-15%)	3mo	$260,000	$278	44
3218 Emmett St	0.65mi	3/2.0 (+1)	1,198 (+9%)	5mo	$220,000	$184	41
3313 Thibet St	0.66mi	3/2.0 (+1)	973 (-11%)	6mo	$252,000	$259	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-34,067
• Equity at exit: $26,093

10-year hold

• IRR: -24.3%
• Equity multiple: -0.02×
• Total profit: $-49,743
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

ZIP-level market 75211

• Rents YoY: -3.9%
• Active inventory: 158
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$918
• Tax from tax record: −$391 /mo · $4,690/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-12

Break-even live

Break-even rent $1,749

Max offer price $172,888

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $38	+0% $-12	+5% $-61	+10% $-111
Rent	-10% $-149	-5% $-80	+0% $-12	+5% $57	+10% $125
Rate	-1.0pp $76	-0.5pp $33	base $-12	+0.5pp $-57	+1.0pp $-103

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4002 Falls Dr Dallas, TX	3.0	2.0	1078	$2,000	$1.86	8d	1	0.18mi
1104 S Gilpin Ave Dallas, TX	2.0	1.0	820	$1,450	$1.77	46d	1	0.47mi
4126 Kernack St Dallas, TX	2.0	1.0	799	$1,400	$1.75	26d	1	0.48mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	45d	1	0.52mi
1123 Sunnyside St Unit B Dallas, TX	2.0	1.0	918	$1,050	$1.14	9d	1	0.56mi
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	7d	1	0.60mi
3323 W Clarendon Dr Dallas, TX	2.0	1.0	720	$1,850	$2.57	5d	1	0.67mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,150	$1.62	26d	1	0.80mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,000	$1.51	9d	1	0.80mi
637 Coombs Creek Dr Dallas, TX	2.0	1.0	1270	$1,650	$1.30	45d	1	0.84mi
2855 Sharon St Dallas, TX	2.0	2.0	836	$2,000	$2.39	5d	1	0.86mi
3310 Brooklyndell Ave Dallas, TX	3.0	2.0	1400	$2,300	$1.64	45d	1	0.88mi
500 Andrews Ave Dallas, TX	2.0	1.5	840	$1,249	$1.49	26d	1	0.89mi
500 Andrews Ave Dallas, TX	2.0	1.0	792	$1,256	$1.59	5d	1	0.89mi
4646 Ridgepoint Dr Dallas, TX	3.0	1.5	1300	$1,850	$1.42	20d	1	0.93mi
404 Andrews Ave Dallas, TX	1.0–2.0	1.0	642	$1,256	$1.96	5d	16	0.93mi
400 Andrews Ave Dallas, TX	2.0	1.0	722	$999	$1.38	5d	1	0.96mi
400 Andrews Ave Dallas, TX	2.0	1.0	722	$1,250	$1.73	45d	1	0.96mi
3727 Meredith Ave Dallas, TX	3.0	2.0	1386	$2,100	$1.52	26d	1	1.01mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	22d	1	1.09mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	22d	1	1.09mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	8d	1	1.10mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	45d	1	1.11mi
4520 Wyoming St Dallas, TX	3.0	1.0	1250	$1,750	$1.40	26d	1	1.14mi
3911 Orlando Ct Dallas, TX	2.0	1.0	792	$1,649	$2.08	45d	1	1.14mi
2859 W Brooklyn Ave Dallas, TX	3.0	2.0	1430	$2,950	$2.06	45d	1	1.15mi
2706 Emmett St Dallas, TX	1.0	1.0	700	$1,297	$1.85	8d	1	1.16mi
4311 Division St Unit 102 Dallas, TX	2.0	1.0	750	$1,300	$1.73	45d	1	1.27mi
2849 W 12th St Dallas, TX	2.0	1.0	1115	$1,825	$1.64	8d	1	1.29mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	6d	1	1.34mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	9d	1	1.37mi
1016 Matamoros Plz Dallas, TX	3.0	2.5	1323	$1,980	$1.50	0d	1	1.38mi
2626 Duncanville Rd Dallas, TX	1.0–2.0	1.0–2.0	805	$1,400	$1.74	1d	17	1.42mi

Listing history 13 events

1. 2026-06-21
   days on market $175,000 Active 20 DOM
2. 2026-06-18
   days on market $175,000 Active 17 DOM
3. 2026-06-17
   days on market $175,000 Active 16 DOM
4. 2026-06-16
   days on market $175,000 Active 15 DOM
5. 2026-06-15
   days on market $175,000 Active 14 DOM
6. 2026-06-13
   days on market $175,000 Active 12 DOM
7. 2026-06-09
   days on market $175,000 Active 8 DOM
8. 2026-06-08
   days on market $175,000 Active 7 DOM
9. 2026-06-07
   days on market $175,000 Active 6 DOM
10. 2026-06-04
    days on market $175,000 Active 3 DOM
11. 2026-06-03
    days on market $175,000 Active 2 DOM
12. 2026-06-02
    remarks 320-char remark
13. 2026-06-02
    listed $175,000 Active 1 DOM

ⓘ 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: $4,690 · $391/mo
• Projected year-2 tax: $4,690 · $391/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 · 22 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: $20,802
• − Mortgage interest: −$9,803
• − Property taxes: −$4,690
• − Insurance: −$875
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,091
• Taxable loss: −$2,984
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $573/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): 73,534
• Household income: $56,807
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 2585.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 24% White 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 32% · Canada
• Languages at home: 32% English-only · Spanish 67%

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: ▼ -233.57%
• Current HPI: 343.4166
• Rent YoY: ▼ -3.89%
• 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

2 events — show timeline

• 2026-06-01 Listed $175,000 NTREIS
• 2021-08-10 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,690 · -2.8% YoY. Source: county tax records.