1910 Bennett Ave · Dallas, TX 75206

$4,200,000

676 bd · 832.0 ba · 9,253 sqft · MultiFamily public records · 83 Days on market

Built 2002 0.70 ac lot ↓ 4% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 26 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Sitting on 30,000 feet of land and located on a hard corner in the red hot Knox Henderson corridor, Bennett Monarch Lofts features 26 flat and loft style units. Built in 2002 Bennett Monarch Lofts features walnut wide plank wood flooring, black appliances, full size washer dryer connections, granite counter tops, new bathrooms and kitchens. The building has no gas and is separately metered for electricity keeping expenses low. The exterior has great curb appeal with professional landscaping and irrigation. Property has controlled access as well as gated parking. The main foyer has been modernized with stained polished concrete, new chandelier, and art work.

Key facts

• Many updates
• Gated parking
• 0.7 acre lot

Tags

• MODERN BUILT APARTMENT COMPLEX
• GATED PARKING
• INDIVIDUAL ELECTRIC METERS
• MANY UPDATES

What this means for you Summary

Snapshot

• This is a 26 × 1-bed/1.0-bath units multifamily listed at $4.20M.

Deal economics

• At list price, monthly cash flow is $-6k ($-74k/yr) — negative. Per door: $-238/mo.
• To cash-flow at today's rent, offer at most $3.11M (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.25M (22.7% below list).
• Recommended offer: $3.11M (26.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: Solar Prep For Boys At John F Kennedy (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 427 students, 40% FRL) — zoned schools average 40% FRL vs 83% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 330 active listings in the ZIP; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $32,473/mo this rent would consume 428% of the median local household income ($91k/yr) (locally 2983% 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 $29k of loan paydown is wiped out by about $126k 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 83 days — a 6% lower offer ($3.95M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $300k (7%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,105,908 (26.0% 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 83 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.04×
• Total profit: $-1,128,703
• Equity at exit: $626,234

10-year hold

• IRR: -39.8%
• Equity multiple: -0.45×
• Total profit: $-1,703,190
• Equity at exit: $363,139

Cash invested: $1,176,000 (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 75206

• Rents YoY: 1.3%
• Active inventory: 330
• Price-to-rent: 280.2×

Monthly cashflow live

• Estimated rent: $32,473 medium
• Mortgage (P&I): −$22,025
• Tax from tax record: −$8,072 /mo · $96,862/yr
• Insurance: −$1,750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,819
• Net cashflow: $-6,193

Break-even live

Break-even rent $40,313

Max offer price $3,105,908

Occupancy floor —

Sensitivity live

Price	-10% $-3,816	-5% $-5,005	+0% $-6,193	+5% $-7,382	+10% $-8,571
Rent	-10% $-8,759	-5% $-7,476	+0% $-6,193	+5% $-4,911	+10% $-3,628
Rate	-1.0pp $-4,078	-0.5pp $-5,125	base $-6,193	+0.5pp $-7,282	+1.0pp $-8,389

26-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 26× units	1	1	$32,474
Total (26 units)			$32,473

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: $1,050,000
• Closing costs: $126,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-10
   status Pending
2. 2026-02-15
   price $4,200,000
3. 2026-01-17
   listed $4,500,000 Active
4. 2019-12-24
   soldstatus Sold 665-char remark

   Show marketing remark (665 chars)

   Sitting on 30,000 feet of land and located on a hard corner in the red hot Knox Henderson corridor, Bennett Monarch Lofts features 26 flat and loft style units. Built in 2002 Bennett Monarch Lofts features walnut wide plank wood flooring, black appliances, full size washer dryer connections, granite counter tops, new bathrooms and kitchens. The building has no gas and is separately metered for electricity keeping expenses low. The exterior has great curb appeal with professional landscaping and irrigation. Property has controlled access as well as gated parking. The main foyer has been modernized with stained polished concrete, new chandelier, and art work.

5. 2019-12-18
   soldstatus
6. 2019-09-17
   historical Active Option Contract 665-char remark

   Show marketing remark (665 chars)

   Sitting on 30,000 feet of land and located on a hard corner in the red hot Knox Henderson corridor, Bennett Monarch Lofts features 26 flat and loft style units. Built in 2002 Bennett Monarch Lofts features walnut wide plank wood flooring, black appliances, full size washer dryer connections, granite counter tops, new bathrooms and kitchens. The building has no gas and is separately metered for electricity keeping expenses low. The exterior has great curb appeal with professional landscaping and irrigation. Property has controlled access as well as gated parking. The main foyer has been modernized with stained polished concrete, new chandelier, and art work.

7. 2019-07-17
   listed $3,850,000 Active 665-char remark

   Show marketing remark (665 chars)

   Sitting on 30,000 feet of land and located on a hard corner in the red hot Knox Henderson corridor, Bennett Monarch Lofts features 26 flat and loft style units. Built in 2002 Bennett Monarch Lofts features walnut wide plank wood flooring, black appliances, full size washer dryer connections, granite counter tops, new bathrooms and kitchens. The building has no gas and is separately metered for electricity keeping expenses low. The exterior has great curb appeal with professional landscaping and irrigation. Property has controlled access as well as gated parking. The main foyer has been modernized with stained polished concrete, new chandelier, and art work.

8. 2019-05-01
   historical
9. 2019-02-12
   listed $3,950,000 Active
10. 2019-01-02
    historical
11. 2018-12-10
    price $3,595,000
12. 2018-10-17
    price $3,795,000
13. 2018-09-25
    price $3,975,000
14. 2018-08-14
    price $4,100,000
15. 2018-06-12
    listed $4,200,000 Active
16. 2018-06-04
    historical
17. 2018-01-24
    listed $4,389,500 Active
18. 2002-05-29
    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: $96,862 · $8,072/mo
• Projected year-2 tax: $96,862 · $8,072/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 · 23 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: $389,676
• − Mortgage interest: −$235,265
• − Property taxes: −$96,862
• − Insurance: −$21,000
• − Repairs & maintenance: −$31,174
• − Management: −$31,174
• − Depreciation: −$122,182
• Taxable loss: −$147,981
• Est. tax savings @ 24.0%: +$35,515
• After-tax cash flow: $-38,805/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): 38,909
• Household income: $91,023
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 2983.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 10% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Chinese 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: ▼ -852.92%
• Current HPI: 302.4367
• Rent YoY: ▲ 1.26%
• 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

-4.3% since first listed

18 events — show timeline

• 2026-04-10 Pending — NTREIS
• 2026-02-15 Price Changed $4,200,000 NTREIS
• 2026-01-17 Listed $4,500,000 NTREIS
• 2019-12-24 Sold (MLS) — NTREIS
• 2019-12-18 Sold (Public Records) — Public Records
• 2019-09-17 Contingent — NTREIS
• 2019-07-17 Listed $3,850,000 NTREIS
• 2019-05-01 Listing Removed — NTREIS
• 2019-02-12 Listed $3,950,000 NTREIS
• 2019-01-02 Listing Removed — NTREIS
• 2018-12-10 Price Changed $3,595,000 NTREIS
• 2018-10-17 Price Changed $3,795,000 NTREIS
• 2018-09-25 Price Changed $3,975,000 NTREIS
• 2018-08-14 Price Changed $4,100,000 NTREIS
• 2018-06-12 Listed $4,200,000 NTREIS
• 2018-06-04 Listing Removed — NTREIS
• 2018-01-24 Listed $4,389,500 NTREIS
• 2002-05-29 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $96,862 · -15.8% YoY. Source: county tax records.