8001 Rothington Rd Unit 31-37 · Dallas, TX 75227

$580,000

9 bd · 6.0 ba · 4,084 sqft · MultiFamily · 242 Days on market

Built 1983 Fair condition 9,322 sqft lot $142/sqft · at area comps Est $569k · at est.

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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 +14.9/30.0
• ARV discount +6.6/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investor’s Dream – Multi-Unit Income Property in Dallas! Exceptional investment opportunity featuring four income-producing units (31, 33, 35 & 37) located in a desirable and high-demand rental area of Dallas. Each two-story townhouse offers spacious living areas, private fenced patios, individual entrances, and designated parking for convenience and privacy. The exterior features a timeless mix of brick and siding construction with multiple chimneys, adding both charm and low-maintenance durability. With tenants already in place and strong rental history, this property provides immediate cash flow and the potential for long-term appreciation. Investors can enjoy consistent income while exploring value-add opportunities such as interior upgrades or short-term rental options. The surrounding area continues to grow, making it an ideal buy-and-hold or multifamily investment for those seeking stable returns. Located minutes from downtown Dallas, major highways, shopping, and schools, this property offers unbeatable accessibility and appeal to renters. Whether you’re expanding your real estate portfolio or entering the multifamily market, these four units deliver the perfect combination of location, income, and future growth potential. Estimated rent $1,450 per month Each floor plan is the same No rent rolls 2 units are month to month And the other two units have a contract one unit has 6 months left and the other unit has about 9 months left

Key facts

• Individual entrances
• Designated parking
• 9,322 sq ft lot

Tags

• MULTI UNIT INCOME PROPERTY
• INCOME PRODUCING UNITS
• PRIVATE FENCED PATIOS
• INDIVIDUAL ENTRANCES
• DESIGNATED PARKING
• BRICK AND SIDING CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $580k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive. Per door: $58/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $529k (8.7% below list).
• Recommended offer: $510k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Frank Guzick El (math 15% / reading 24%, grade F, #3,583 of 4,322 statewide, top 86%, 636 students, 96% FRL); Harold Wendell Lang Sr Middle (math 19% / reading 19%, grade F, #1,466 of 1,662 statewide, top 89%, 814 students, 96% FRL); Skyline H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 4,166 students, 72% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $5,293/mo this rent would consume 99% of the median local household income ($64k/yr) (locally 1679% 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 $4k of loan paydown is wiped out by about $17k 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 242 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $510,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $568,673
• List price: $580,000
• Delta: 1.99%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 Rothington Rd Unit 51-57	0.08mi	8/6.0 (-1)	4,084 (0%)	2mo	$595,000	$146	90

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-98,384
• Equity at exit: $86,480

10-year hold

• IRR: -16.9%
• Equity multiple: 0.19×
• Total profit: $-131,087
• Equity at exit: $50,148

Cash invested: $162,400 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $5,293 high
• Mortgage (P&I): −$3,042
• Tax est. 1.5%: −$725 /mo · $8,700/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,112
• Net cashflow: $173

Break-even live

Break-even rent $5,074

Max offer price $580,000

Occupancy floor 92%

Sensitivity live

Price	-10% $574	-5% $374	+0% $173	+5% $-27	+10% $-228
Rent	-10% $-245	-5% $-36	+0% $173	+5% $382	+10% $591
Rate	-1.0pp $465	-0.5pp $321	base $173	+0.5pp $23	+1.0pp $-130

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,292
Total (3 units)			$5,293

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $580,000 Active 242 DOM
2. 2026-06-17
   days on market $580,000 Active 241 DOM
3. 2026-06-16
   days on market $580,000 Active 240 DOM
4. 2026-06-15
   days on market $580,000 Active 239 DOM
5. 2026-06-13
   days on market $580,000 Active 237 DOM
6. 2026-06-09
   days on market $580,000 Active 233 DOM
7. 2026-06-08
   days on market $580,000 Active 232 DOM
8. 2026-06-07
   days on market $580,000 Active 231 DOM
9. 2026-06-04
   days on market $580,000 Active 228 DOM
10. 2026-06-03
    days on market $580,000 Active 227 DOM
11. 2026-06-02
    days on market $580,000 Active 226 DOM
12. 2026-06-02
    days on market $580,000 Active 225 DOM
13. 2026-05-31
    days on market $580,000 Active 224 DOM
14. 2025-10-18
    listed $580,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Investor’s Dream – Multi-Unit Income Property in Dallas! Exceptional investment opportunity featuring four income-producing units (31, 33, 35 & 37) located in a desirable and high-demand rental area of Dallas. Each two-story townhouse offers spacious living areas, private fenced patios, individual entrances, and designated parking for convenience and privacy. The exterior features a timeless mix of brick and siding construction with multiple chimneys, adding both charm and low-maintenance durability. With tenants already in place and strong rental history, this property provides immediate cash flow and the potential for long-term appreciation. Investors can enjoy consistent income while exploring value-add opportunities such as interior upgrades or short-term rental options. The surrounding area continues to grow, making it an ideal buy-and-hold or multifamily investment for those seeking stable returns. Located minutes from downtown Dallas, major highways, shopping, and schools, this property offers unbeatable accessibility and appeal to renters. Whether you’re expanding your real estate portfolio or entering the multifamily market, these four units deliver the perfect combination of location, income, and future growth potential. Estimated rent $1,450 per month Each floor plan is the same No rent rolls 2 units are month to month And the other two units have a contract one unit has 6 months left and the other unit has about 9 months left

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,516
• − Mortgage interest: −$32,489
• − Property taxes: −$8,700
• − Insurance: −$2,900
• − Repairs & maintenance: −$5,081
• − Management: −$5,081
• − Depreciation: −$16,873
• Taxable loss: −$7,608
• Est. tax savings @ 24.0%: +$1,826
• After-tax cash flow: $3,905/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-unit property requires moderate renovations to improve its condition and appeal. Immediate repairs and maintenance are needed in the kitchen and bathroom, while landscaping and interior updates will significantly increase its value.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear.
• Major bathroom fixtures — Outdated and worn-out appearance.
• Major landscaping — Overgrown vegetation and cluttered yard need attention.

Value-add opportunities

• Both Paint interior walls and replace worn-out kitchen cabinets and bathroom fixtures. — Fresh paint and new fixtures will improve the home's appearance and attract more tenants.
• Both Landscaping and yard maintenance. — A well-maintained yard will enhance curb appeal and attract more tenants.
• Both Replace outdated appliances in the kitchen. — Upgrading appliances will make the kitchen more appealing and functional for potential buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear.	Major	$15,000–50,000
bathroom fixtures · Outdated and worn-out appearance.	Major	$15,000–50,000
landscaping · Overgrown vegetation and cluttered yard need attention.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls and replace worn-out kitchen cabinets and bathroom fixtures. — Fresh paint and new fixtures will improve the home's appearance and attract more tenants. ↑
• Both Landscaping and yard maintenance. — A well-maintained yard will enhance curb appeal and attract more tenants. ↑
• Both Replace outdated appliances in the kitchen. — Upgrading appliances will make the kitchen more appealing and functional for potential buyers or tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

1 event — show timeline

• 2025-10-18 Listed $580,000 NTREIS