714 Neomi Ave · Dallas, TX 75217

$147,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 335 Days on market

Built 1960 7,187 sqft lot $219/sqft · 50% above area

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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).

• Cash flow +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Exceptional investment opportunity in Dallas! This 2 Bedroom 1 Bath single-family residence offers a functional layout with opportunity to add on and make yours! Complete with a 1-car carport and covered area for more storage! Ideal for investors seeking a renovation project, the property is situated in a high-demand area with strong potential. This property is also conveniently perfect for first-time homebuyers looking to put their own touch into their home! Being 15 minutes from downtown Dallas, and 1 minute to Texas Horse Park at the Trinity, this neighborhood is catching eyes! Back yard is also the perfect place for planters and more potential!

Key facts

• Functional layout
• 1 car carport
• 7,187 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• 1 CAR CARPORT
• COVERED AREA FOR STORAGE
• 15 MINUTES FROM DOWNTOWN
• 1 MINUTE TO TEXAS HORSE PARK
• BACK YARD FOR PLANTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $22 ($264/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (4.3% below list).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 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: Rufus C Burleson El (math 37% / reading 28%, grade F, #2,234 of 4,322 statewide, top 52%, 506 students, 98% FRL); E B Comstock Middle (math 17% / reading 18%, grade F, #1,507 of 1,662 statewide, top 91%, 683 students, 98% FRL); H Grady Spruce H S (math 21% / reading 18%, grade F, #1,424 of 1,632 statewide, top 88%, 1,558 students, 96% FRL).
• Market conditions: Rents rising (+1.0%/yr); 203 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/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 $4k 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 335 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $98,175
• List price: $147,500
• Delta: 50.24%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-25,191
• Equity at exit: $21,993

10-year hold

• IRR: -14.3%
• Equity multiple: 0.26×
• Total profit: $-30,734
• Equity at exit: $12,753

Cash invested: $41,300 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 203
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $22

Break-even live

Break-even rent $1,383

Max offer price $147,500

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $64	+0% $22	+5% $-20	+10% $-61
Rent	-10% $-89	-5% $-34	+0% $22	+5% $78	+10% $133
Rate	-1.0pp $96	-0.5pp $60	base $22	+0.5pp $-16	+1.0pp $-55

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7250 Elam Rd Dallas, TX	1.0–3.0	1.0–2.0	724	$1,368	$1.89	4d	9	1.06mi

Listing history 24 events

1. 2026-06-21
   days on market $147,500 Active 335 DOM
2. 2026-06-18
   days on market $147,500 Active 332 DOM
3. 2026-06-17
   days on market $147,500 Active 331 DOM
4. 2026-06-16
   days on market $147,500 Active 330 DOM
5. 2026-06-15
   days on market $147,500 Active 329 DOM
6. 2026-06-13
   days on market $147,500 Active 327 DOM
7. 2026-06-09
   days on market $147,500 Active 323 DOM
8. 2026-06-08
   days on market $147,500 Active 322 DOM
9. 2026-06-07
   days on market $147,500 Active 321 DOM
10. 2026-06-04
    days on market $147,500 Active 318 DOM
11. 2026-06-03
    days on market $147,500 Active 317 DOM
12. 2026-06-02
    days on market $147,500 Active 316 DOM
13. 2026-06-02
    days on market $147,500 Active 315 DOM
14. 2026-05-31
    days on market $147,500 Active 314 DOM
15. 2025-11-30
    price $147,500 675-char remark

    Show marketing remark (675 chars)

    MOTIVATED SELLER! Exceptional investment opportunity in Dallas! This 2 Bedroom 1 Bath single-family residence offers a functional layout with opportunity to add on and make yours! Complete with a 1-car carport and covered area for more storage! Ideal for investors seeking a renovation project, the property is situated in a high-demand area with strong potential. This property is also conveniently perfect for first-time homebuyers looking to put their own touch into their home! Being 15 minutes from downtown Dallas, and 1 minute to Texas Horse Park at the Trinity, this neighborhood is catching eyes! Back yard is also the perfect place for planters and more potential!

16. 2025-09-24
    price $150,000 675-char remark

    Show marketing remark (675 chars)

    MOTIVATED SELLER! Exceptional investment opportunity in Dallas! This 2 Bedroom 1 Bath single-family residence offers a functional layout with opportunity to add on and make yours! Complete with a 1-car carport and covered area for more storage! Ideal for investors seeking a renovation project, the property is situated in a high-demand area with strong potential. This property is also conveniently perfect for first-time homebuyers looking to put their own touch into their home! Being 15 minutes from downtown Dallas, and 1 minute to Texas Horse Park at the Trinity, this neighborhood is catching eyes! Back yard is also the perfect place for planters and more potential!

17. 2025-08-11
    price $160,000 675-char remark

    Show marketing remark (675 chars)

    MOTIVATED SELLER! Exceptional investment opportunity in Dallas! This 2 Bedroom 1 Bath single-family residence offers a functional layout with opportunity to add on and make yours! Complete with a 1-car carport and covered area for more storage! Ideal for investors seeking a renovation project, the property is situated in a high-demand area with strong potential. This property is also conveniently perfect for first-time homebuyers looking to put their own touch into their home! Being 15 minutes from downtown Dallas, and 1 minute to Texas Horse Park at the Trinity, this neighborhood is catching eyes! Back yard is also the perfect place for planters and more potential!

18. 2025-07-21
    listed $175,000 Active 675-char remark

    Show marketing remark (675 chars)

    MOTIVATED SELLER! Exceptional investment opportunity in Dallas! This 2 Bedroom 1 Bath single-family residence offers a functional layout with opportunity to add on and make yours! Complete with a 1-car carport and covered area for more storage! Ideal for investors seeking a renovation project, the property is situated in a high-demand area with strong potential. This property is also conveniently perfect for first-time homebuyers looking to put their own touch into their home! Being 15 minutes from downtown Dallas, and 1 minute to Texas Horse Park at the Trinity, this neighborhood is catching eyes! Back yard is also the perfect place for planters and more potential!

19. 2023-09-11
    soldstatus
20. 2023-09-07
    soldstatus Closed 495-char remark

    Show marketing remark (495 chars)

    Beautiful little home on a spacious lot with a fully fenced in front and back yard. It has a cozy 2 bedroom,1 bathroom layout and back yard space to expand or host family and friends. This home owner is selling as-is and with a little TLC, this home would be great for a small family or as an investment property. Private Remarks: Home is owner occupied and is selling as-is. Garage door leading to the backyard will remain locked for showings. Side gate to access the backyard will be open.

21. 2023-08-16
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Beautiful little home on a spacious lot with a fully fenced in front and back yard. It has a cozy 2 bedroom,1 bathroom layout and back yard space to expand or host family and friends. This home owner is selling as-is and with a little TLC, this home would be great for a small family or as an investment property. Private Remarks: Home is owner occupied and is selling as-is. Garage door leading to the backyard will remain locked for showings. Side gate to access the backyard will be open.

22. 2023-08-10
    historical Active Option Contract 495-char remark

    Show marketing remark (495 chars)

    Beautiful little home on a spacious lot with a fully fenced in front and back yard. It has a cozy 2 bedroom,1 bathroom layout and back yard space to expand or host family and friends. This home owner is selling as-is and with a little TLC, this home would be great for a small family or as an investment property. Private Remarks: Home is owner occupied and is selling as-is. Garage door leading to the backyard will remain locked for showings. Side gate to access the backyard will be open.

23. 2023-08-04
    listed $135,000 Active 495-char remark

    Show marketing remark (495 chars)

    Beautiful little home on a spacious lot with a fully fenced in front and back yard. It has a cozy 2 bedroom,1 bathroom layout and back yard space to expand or host family and friends. This home owner is selling as-is and with a little TLC, this home would be great for a small family or as an investment property. Private Remarks: Home is owner occupied and is selling as-is. Garage door leading to the backyard will remain locked for showings. Side gate to access the backyard will be open.

24. 1999-03-23
    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: $3,095 · $258/mo
• Projected year-2 tax: $3,095 · $258/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 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: $16,935
• − Mortgage interest: −$8,262
• − Property taxes: −$3,095
• − Insurance: −$738
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,291
• Taxable loss: −$2,160
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $783/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+9.3% since first listed

10 events — show timeline

• 2025-11-30 Price Changed $147,500 NTREIS
• 2025-09-24 Price Changed $150,000 NTREIS
• 2025-08-11 Price Changed $160,000 NTREIS
• 2025-07-21 Listed $175,000 NTREIS
• 2023-09-11 Sold (Public Records) — Public Records
• 2023-09-07 Sold (MLS) — NTREIS
• 2023-08-16 Pending — NTREIS
• 2023-08-10 Contingent — NTREIS
• 2023-08-04 Listed $135,000 NTREIS
• 1999-03-23 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,095 · +4.2% YoY. Source: county tax records.