1122 Mclean Ave · Dallas, TX 75211

$220,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 37 Days on market

Built 1943 7,572 sqft lot $152/sqft · 38% below area Est $259k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +10.2/30.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1943-built home offers one of the larger footprints in the area and presents a strong opportunity for investors or buyers looking to add value. With 1,067 sq. ft. plus an ADDITIONAL approximate 402 sq. ft. bonus space, the home provides significantly more usable flexibility than the listed square footage suggests. The layout has previously functioned as a 4-bedroom and is currently listed as a 3-bedroom due to the 402 sqft. rear bonus room not meeting living area requirements because it lacks a permanent heat source. Location is a standout—just one block from Martin Weiss Park and approximately 4 miles from the highly sought-after Bishop Arts District, offering strong long-term a

Key facts

• Large front deck
• 7,572 sq ft lot
• Built 1943

Tags

• ROOF APPROXIMATELY 3 YEARS OLD
• LARGE FRONT DECK

Property features AI

Finance

• Other: Property is detached (not attached); Lot smaller than 0.5 acre
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Gated parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Located in the Bluebonnet subdivision
• Construction: Built in 1943; Brick and siding exterior; Shingle roof; Pillar/post/pier foundation
• Exterior features: Awning(s); Deck

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Wood; Wood under carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Attic fan; Ceiling fan(s); Window unit(s)
• Interior features: Eat-in kitchen; Walk-in closet(s); One living area; One dining area; 6 total rooms; Bonus room (13 x 30)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (8.3% below list).
• Recommended offer: $198k (10.0% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Anson Jones El (math 19% / reading 24%, grade F, #3,470 of 4,322 statewide, top 81%, 497 students, 97% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.9%/yr); 161 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $7k 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 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1943 — 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 $197,979 (10.0% 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 37 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (median comp): $259,104
• List price: $220,000
• Delta: -15.09%
• 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
1207 Tarpley Ave	0.13mi	3/2.0	1,388 (-4%)	2mo	$200,000	$144	81
3323 Ivandell Ave	0.27mi	3/1.0	1,280 (-12%)	2mo	$250,000	$195	66
3022 Aster St	0.47mi	3/1.0	1,348 (-7%)	0mo	$229,000	$170	66
3702 Brandon St	0.24mi	4/2.0 (+1)	1,564 (+8%)	3mo	$319,900	$205	64
3719 Dutton Dr	0.59mi	3/2.0	1,395 (-4%)	4mo	$299,900	$215	59
3350 Glenhaven Blvd	0.38mi	3/2.0	1,300 (-10%)	6mo	$260,000	$200	55
3343 Gibsondell Ave	0.33mi	2/2.0 (-1)	1,249 (-14%)	1mo	$405,000	$324	52
907 S Ravinia Dr	0.61mi	3/2.0	1,511 (+4%)	11mo	$359,999	$238	51
3037 Grafton Ave	0.48mi	3/2.0	1,312 (-10%)	10mo	$256,000	$195	50
519 Sunnyside Ave	0.72mi	4/2.0 (+1)	1,360 (-6%)	1mo	$225,000	$165	46
3815 Poinsettia Dr	0.69mi	3/2.0	1,256 (-13%)	4mo	$279,900	$223	38
4224 Shelley Blvd	0.73mi	3/1.5	1,237 (-15%)	7mo	$263,000	$213	33

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-49,346
• Equity at exit: $32,803

10-year hold

• IRR: -33.6%
• Equity multiple: -0.22×
• Total profit: $-75,414
• Equity at exit: $19,022

Cash invested: $61,600 (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 75211

• Rents YoY: -3.9%
• Active inventory: 161
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$472 /mo · $5,667/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-125

Break-even live

Break-even rent $2,174

Max offer price $197,979

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	5d	1	0.31mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,150	$1.62	24d	1	0.35mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,000	$1.51	8d	1	0.35mi
637 Coombs Creek Dr Dallas, TX	2.0	1.0	1270	$1,650	$1.30	44d	1	0.37mi
3310 Brooklyndell Ave Dallas, TX	3.0	2.0	1400	$2,300	$1.64	44d	1	0.41mi
3727 Meredith Ave Dallas, TX	3.0	2.0	1386	$2,100	$1.52	24d	1	0.60mi
1123 Sunnyside St Unit B Dallas, TX	2.0	1.0	918	$1,050	$1.14	8d	1	0.61mi
4002 Falls Dr Dallas, TX	3.0	2.0	1078	$2,000	$1.86	6d	1	0.65mi
2859 W Brooklyn Ave Dallas, TX	3.0	2.0	1430	$2,950	$2.06	44d	1	0.71mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	44d	1	0.78mi
2849 W 12th St Dallas, TX	2.0	1.0	1115	$1,825	$1.64	6d	1	0.84mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	44d	1	0.88mi
2122 Riviera Dr Dallas, TX	3.0	2.0	1568	$2,350	$1.50	4d	1	0.88mi
4427 Las Haciendas Dr Dallas, TX	3.0	2.0	1533	$2,100	$1.37	44d	1	0.89mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	4d	1	0.92mi
4503 Marcell Ave Dallas, TX	3.0	2.0	1556	$1,995	$1.28	44d	1	0.95mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	6d	1	1.12mi
2529 W 12th St Dallas, TX	2.0	1.0	1120	$1,400	$1.25	44d	1	1.20mi
2800 W Davis St Dallas, TX	1.0–2.0	1.0–2.0	822	$1,550	$1.88	3d	12	1.24mi
4646 Ridgepoint Dr Dallas, TX	3.0	1.5	1300	$1,850	$1.42	19d	1	1.30mi
227 S Hampton Rd Dallas, TX	3.0	2.0	1466	$2,300	$1.57	24d	1	1.43mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	21d	1	1.46mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	21d	1	1.46mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	8d	1	1.46mi
1215 S Oak Cliff Blvd Dallas, TX	3.0	2.0	1260	$2,050	$1.63	44d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   status $220,000 Pending 37 DOM
2. 2026-06-17
   days on market $220,000 Active Contingent 37 DOM
3. 2026-06-16
   days on market $220,000 Active Contingent 36 DOM
4. 2026-06-15
   days on market $220,000 Active Contingent 35 DOM
5. 2026-06-13
   days on market $220,000 Active Contingent 33 DOM
6. 2026-06-09
   days on market $220,000 Active Contingent 29 DOM
7. 2026-06-08
   days on market $220,000 Active Contingent 28 DOM
8. 2026-06-07
   days on market $220,000 Active Contingent 27 DOM
9. 2026-06-04
   days on market $220,000 Active Contingent 24 DOM
10. 2026-06-03
    statusdays on market $220,000 Active Contingent 23 DOM
11. 2026-06-02
    days on market $220,000 Active 22 DOM
12. 2026-06-01
    days on market $220,000 Active 21 DOM
13. 2026-05-31
    days on market $220,000 Active 20 DOM
14. 2026-05-08
    listed $220,000 Active 1061-char remark
15. 2013-06-06
    soldstatus
16. 1984-10-05
    soldstatus
17. 1983-05-29
    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: $5,667 · $472/mo
• Projected year-2 tax: $5,667 · $472/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: $24,197
• − Mortgage interest: −$12,323
• − Property taxes: −$5,667
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$6,400
• Taxable loss: −$5,165
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $-256/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): 73,534
• Household income: $56,807
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 2585.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 24% White 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 32% · Canada
• Languages at home: 32% English-only · Spanish 67%

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: ▼ -233.57%
• Current HPI: 343.4166
• Rent YoY: ▼ -3.89%
• 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

6 events — show timeline

• 2026-06-17 Pending — NTREIS
• 2026-06-02 Contingent — NTREIS
• 2026-05-08 Listed $220,000 NTREIS
• 2013-06-06 Sold (Public Records) — Public Records
• 1984-10-05 Sold (Public Records) — Public Records
• 1983-05-29 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,667 · -0.4% YoY. Source: county tax records.