3916 Kushla Ave · Dallas, TX 75216

$215,000

4 bd · 1.0 ba · 1,582 sqft · SingleFamily public records · 121 Days on market

Built 1956 7,492 sqft lot $136/sqft · 12% below area Est $246k · 12% under ↓ 17% since listing

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +13.1/15.0
• 1% rule +5.4/10.0
• DSCR +5.2/10.0
• 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 MLS

Were timeless charm meets everyday comfort. Built in 1956, this home is full of character you simply can’t recreate. From the moment you step inside, the original hardwood floors tell a story of warmth, laughter, and generations of memories. They shine with that classic mid-century glow, adding rich texture and authentic charm. This is the kind of home that feels like Grandma’s house cozy, welcoming, and filled with heart. Imagine Sunday dinners around the table, the smell of something baking in the oven, and afternoons spent relaxing in sunlit rooms that feel both comforting and familiar. Every corner invites you to slow down and stay awhile. With its solid 1950s craftsmanship and inviting layout, this home offers the perfect blend of nostalgia and livability. Whether you’re starting a new chapter or simply craving that warm, homey feeling every day.

Key facts

• 7,492 sq ft lot
• Built 1956
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $2,240/mo this rent would consume 65% 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 $1k of loan paydown is wiped out by about $6k 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 121 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1956 — 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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.0

CMA / ARV

• ARV (median comp): $245,630
• List price: $215,000
• Delta: -12.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Exeter Ave	0.21mi	4/2.0	1,705 (+8%)	4mo	$310,000	$182	70
4323 Vanette Ln	0.49mi	4/2.0	1,625 (+3%)	1mo	$279,900	$172	68
1418 E Overton Rd	0.47mi	4/2.0	1,544 (-2%)	3mo	$160,000	$104	68
3811 Malden Ln	0.19mi	4/2.0	1,400 (-12%)	2mo	$250,000	$179	67
4343 Vanette Ln	0.45mi	3/2.0 (-1)	1,625 (+3%)	2mo	$99,000	$61	64
4412 Utah Ave	0.40mi	3/1.5 (-1)	1,700 (+8%)	2mo	$219,900	$129	60
1611 Hudspeth Ave	0.59mi	3/2.5 (-1)	1,576 (-0%)	3mo	$238,500	$151	59
4310 Utah Ave	0.32mi	3/2.0 (-1)	1,759 (+11%)	1mo	$185,000	$105	56
4406 Fernwood Ave	0.66mi	3/2.0 (-1)	1,604 (+1%)	3mo	$305,000	$190	55
4637 Malden Ln	0.56mi	4/3.0	1,474 (-7%)	1mo	$255,000	$173	54
4216 Sun Valley Dr	0.72mi	3/2.0 (-1)	1,516 (-4%)	1mo	$276,500	$182	49
4045 Wind River Dr	0.63mi	4/2.0	1,355 (-14%)	4mo	$249,990	$184	40

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-23,154
• Equity at exit: $32,057

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,210
• Equity at exit: $18,589

Cash invested: $60,200 (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: 249
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$414 /mo · $4,967/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $139

Break-even live

Break-even rent $2,065

Max offer price $215,000

Occupancy floor 89%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	2d	1	0.14mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	8d	1	0.35mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	0.41mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	0.65mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	0.65mi
1652 Hudspeth Ave Dallas, TX	5.0	3.5	1794	$2,900	$1.62	44d	1	0.70mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	0.72mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	44d	1	0.75mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	1.07mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	44d	1	1.19mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	44d	1	1.19mi
2830 S Marsalis Ave Dallas, TX	4.0	2.0	1960	$3,000	$1.53	44d	1	1.21mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	1.25mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	8d	1	1.26mi
3702 Conway St Dallas, TX	2.0–3.0	1.5–2.0	1033	$1,595	$1.54	1d	5	1.27mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	22d	1	1.30mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	19d	1	1.31mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	8d	1	1.34mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	44d	1	1.35mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	8d	1	1.38mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	8d	1	1.38mi
532 W Five Mile Pkwy Dallas, TX	3.0	2.5	2115	$3,500	$1.65	8d	1	1.42mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	8d	1	1.47mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	24d	1	1.47mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 121 DOM
2. 2026-06-17
   days on market $215,000 Active 120 DOM
3. 2026-06-16
   days on market $215,000 Active 119 DOM
4. 2026-06-15
   days on market $215,000 Active 118 DOM
5. 2026-06-13
   days on market $215,000 Active 116 DOM
6. 2026-06-09
   days on market $215,000 Active 112 DOM
7. 2026-06-08
   days on market $215,000 Active 111 DOM
8. 2026-06-07
   pricedays on market $215,000 Active 110 DOM
9. 2026-06-04
   days on market $220,000 Active 107 DOM
10. 2026-06-03
    days on market $220,000 Active 106 DOM
11. 2026-06-02
    days on market $220,000 Active 105 DOM
12. 2026-06-02
    days on market $220,000 Active 104 DOM
13. 2026-05-31
    days on market $220,000 Active 103 DOM
14. 2026-03-20
    price $220,000 882-char remark

    Show marketing remark (882 chars)

    Were timeless charm meets everyday comfort. Built in 1956, this home is full of character you simply can’t recreate. From the moment you step inside, the original hardwood floors tell a story of warmth, laughter, and generations of memories. They shine with that classic mid-century glow, adding rich texture and authentic charm. This is the kind of home that feels like Grandma’s house cozy, welcoming, and filled with heart. Imagine Sunday dinners around the table, the smell of something baking in the oven, and afternoons spent relaxing in sunlit rooms that feel both comforting and familiar. Every corner invites you to slow down and stay awhile. With its solid 1950s craftsmanship and inviting layout, this home offers the perfect blend of nostalgia and livability. Whether you’re starting a new chapter or simply craving that warm, homey feeling every day.

15. 2026-02-16
    listed $225,000 Active 882-char remark

    Show marketing remark (882 chars)

    Were timeless charm meets everyday comfort. Built in 1956, this home is full of character you simply can’t recreate. From the moment you step inside, the original hardwood floors tell a story of warmth, laughter, and generations of memories. They shine with that classic mid-century glow, adding rich texture and authentic charm. This is the kind of home that feels like Grandma’s house cozy, welcoming, and filled with heart. Imagine Sunday dinners around the table, the smell of something baking in the oven, and afternoons spent relaxing in sunlit rooms that feel both comforting and familiar. Every corner invites you to slow down and stay awhile. With its solid 1950s craftsmanship and inviting layout, this home offers the perfect blend of nostalgia and livability. Whether you’re starting a new chapter or simply craving that warm, homey feeling every day.

16. 2025-12-22
    historical
17. 2025-10-09
    price $240,000
18. 2025-06-22
    listed $265,000 Active

ⓘ 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: $4,967 · $414/mo
• Projected year-2 tax: $4,967 · $414/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 ≥110°F today · 24 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: $26,879
• − Mortgage interest: −$12,043
• − Property taxes: −$4,967
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$6,255
• Taxable loss: −$1,761
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $2,086/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

-17.0% since first listed

5 events — show timeline

• 2026-03-20 Price Changed $220,000 NTREIS
• 2026-02-16 Listed $225,000 NTREIS
• 2025-12-22 Listing Removed — NTREIS
• 2025-10-09 Price Changed $240,000 NTREIS
• 2025-06-22 Listed $265,000 NTREIS

Property tax history

+5.8%/yr

Latest (2025): $4,967 · -0.4% YoY. Source: county tax records.