4020 S Denley Dr · Dallas, TX 75216

$69,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 13 Days on market

Built 1945 0.28 ac lot ↓ 58% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

If you want a fixer-upper, then look no further! This property is being sold for lot value only. Home is uninhabitable. Seller to do no repairs, demolition, or haul-off. Property is sold as-is, where-is. No seller's disclosure or survey available. Interior access is not allowed. Photos will be coming soon.

Key facts

• 0.28 acre lot
• Built 1945
• Listed 13 days

Property features AI

Finance

• Other: County: Dallas; Country: United States
• Financial info: Treat as clear loan type; No second mortgage; Property listed as Real Estate Owned (REO)
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; No garage or carport spaces
• Security: No specific security features provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1945; Property is not attached
• Construction: Year built 1945
• Exterior features: Lot is less than 0.5 acre (approximately 0.276 acre); Subdivision: Bellevue; GPS/directions available

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One-level layout; Living area approximately 1,076; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 22.6% 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: H I Holland El At Lisbon (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 394 students, 98% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $1,790/mo this rent would consume 52% 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.21%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $166,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Kathleen Ave	0.52mi	2/1.0	1,128 (+5%)	2mo	$155,900	$138	66
1543 Garza Ave	0.32mi	3/1.0 (+1)	1,024 (-5%)	9mo	$190,000	$186	65
1727 Mentor Ave	0.44mi	3/1.0 (+1)	1,138 (+6%)	5mo	$119,900	$105	61
2239 Exeter Ave	0.62mi	3/1.0 (+1)	1,028 (-4%)	7mo	$125,000	$122	53
2111 Village Way	0.75mi	2/2.0	1,100 (+2%)	11mo	$250,000	$227	48
4726 Bartlett Ave	0.64mi	3/2.0 (+1)	1,131 (+5%)	9mo	$230,000	$203	45
3119 S Denley Dr	0.74mi	3/2.0 (+1)	1,136 (+6%)	4mo	$260,000	$229	44
1446 Oakley Ave	0.59mi	2/1.0	951 (-12%)	11mo	$90,000	$95	44
2427 Hudspeth Ave	0.74mi	3/1.0 (+1)	1,192 (+11%)	1mo	$179,000	$150	41
1606 Mentor Ave	0.58mi	3/2.0 (+1)	1,226 (+14%)	1mo	$190,000	$155	40
2145 E Overton Rd	0.56mi	3/2.0 (+1)	1,224 (+14%)	8mo	$200,000	$163	36
2128 Lea Crest Dr	0.56mi	3/2.0 (+1)	1,224 (+14%)	10mo	$189,900	$155	34

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: 58.1%
• Equity multiple: 3.63×
• Total profit: $50,726
• Equity at exit: $10,288

10-year hold

• IRR: 63.4%
• Equity multiple: 7.75×
• Total profit: $130,341
• Equity at exit: $5,966

Cash invested: $19,320 (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: 253
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $937

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 43%

Sensitivity live

Price	-10% $985	-5% $961	+0% $937	+5% $913	+10% $890
Rent	-10% $796	-5% $867	+0% $937	+5% $1,008	+10% $1,079
Rate	-1.0pp $972	-0.5pp $955	base $937	+0.5pp $919	+1.0pp $901

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	0.08mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	0.30mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	0.35mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	0.45mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	0.88mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	44d	1	0.96mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	44d	1	0.97mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	8d	1	1.01mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	3d	1	1.01mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	8d	1	1.04mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	1.05mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	8d	1	1.05mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	25d	1	1.07mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	3d	1	1.09mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	7d	1	1.09mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	1.11mi
2669 Marfa Ave Unit 3 Dallas, TX	1.0	1.0	1248	$750	$0.60	25d	1	1.14mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	8d	1	1.18mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	1.20mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	44d	3	1.33mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	0d	1	1.37mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	8d	1	1.45mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	8d	1	1.47mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	23d	1	1.48mi

Listing history 13 events

1. 2026-06-07
   status $69,000 Pending 13 DOM
2. 2026-06-04
   days on market $69,000 Active 13 DOM
3. 2026-06-03
   days on market $69,000 Active 12 DOM
4. 2026-06-02
   days on market $69,000 Active 11 DOM
5. 2026-06-01
   days on market $69,000 Active 10 DOM
6. 2026-05-31
   days on market $69,000 Active 9 DOM
7. 2026-05-22
   listed $69,000 Active
8. 2026-03-31
   status Active
9. 2026-03-30
   historical
10. 2025-12-29
    status Pending
11. 2025-12-08
    price $135,000
12. 2025-10-28
    listed $165,000 Active
13. 1970-12-15
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,480
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$2,007
• Taxable income: $10,791
• Est. tax owed @ 24.0%: −$2,590
• After-tax cash flow: $8,657/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

-58.2% since first listed

7 events — show timeline

• 2026-05-22 Listed $69,000 NTREIS
• 2026-03-31 Relisted — NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2025-12-29 Pending — NTREIS
• 2025-12-08 Price Changed $135,000 NTREIS
• 2025-10-28 Listed $165,000 NTREIS
• 1970-12-15 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,940 · +1.5% YoY. Source: county tax records.