4412 Humphrey Dr · Dallas, TX 75216

$190,000

2 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 59 Days on market

Built 1945 0.42 ac lot $128/sqft · 21% below area Est $241k · 21% 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 +15.0/15.0
• Cash flow +8.3/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets potential on this spacious .42-acre property backing directly to Seaton Park. This 2-bedroom, 1-bath home offers a rare chance for investors or visionaries looking to renovate, expand, or reimagine. The main residence is complemented by a detached ADU guest quarters featuring its own bedroom, bathroom, kitchen, and living area—ideal for rental income, multigenerational living, or a private workspace. Surrounded by mature trees and with no rear neighbors, the lot provides added privacy and a peaceful natural backdrop. Whether you’re looking to create a primary residence with income potential or take on your next investment project, the possibilities here are strong. Please note: this is an investor special being sold as-is. The property does contain debris that will not be removed, making it best suited for buyers prepared for cleanup and renovation.

Key facts

• 0.42 acre lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (11.9% below list).
• Recommended offer: $159k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,674/mo this rent would consume 49% 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 59 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $159,225 (16.2% 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 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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: 0.88% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 9.5

CMA / ARV

• ARV (median comp): $240,621
• List price: $190,000
• Delta: -21.04%
• 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
3818 Le Forge Ave	0.35mi	3/2.0 (+1)	1,450 (-2%)	7mo	$279,999	$193	66
3436 Kristen Dr	0.43mi	3/2.0 (+1)	1,432 (-3%)	2mo	$285,900	$200	64
4605 Haas Dr	0.39mi	3/1.0 (+1)	1,356 (-8%)	1mo	$125,000	$92	62
3823 Le May Ave	0.37mi	3/2.0 (+1)	1,364 (-8%)	8mo	$299,000	$219	54
2916 Wilhurt Ave	0.47mi	3/2.0 (+1)	1,562 (+6%)	10mo	$299,999	$192	51
2914 Wilhurt Ave	0.49mi	3/2.0 (+1)	1,562 (+6%)	11mo	$299,999	$192	50
3347 Springview Ave	0.55mi	3/2.5 (+1)	1,624 (+10%)	6mo	$305,000	$188	43
4235 Bonnie View Rd	0.63mi	3/2.0 (+1)	1,344 (-9%)	6mo	$225,000	$167	41
3250 E Ledbetter Dr	0.62mi	3/2.0 (+1)	1,392 (-6%)	15mo	$139,000	$100	40
2977 Marjorie Ave	0.73mi	3/1.0 (+1)	1,324 (-10%)	6mo	$170,000	$128	38
3025 Dahlia Dr	0.75mi	3/1.0 (+1)	1,356 (-8%)	14mo	$150,000	$111	34
3039 Dahlia Dr	0.71mi	3/2.0 (+1)	1,275 (-14%)	1mo	$220,000	$173	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: -21.3%
• Equity multiple: 0.25×
• Total profit: $-39,700
• Equity at exit: $28,330

10-year hold

• IRR: -11.8%
• Equity multiple: 0.25×
• Total profit: $-39,693
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$996
• Tax from tax record: −$421 /mo · $5,057/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-174

Break-even live

Break-even rent $1,895

Max offer price $159,225

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4105 Balch Dr Unit B Dallas, TX	3.0	2.5	1524	$1,650	$1.08	24d	1	0.50mi
4105 Balch Dr Dallas, TX	3.0	2.5	1464	$1,650	$1.13	43d	1	0.51mi
3024 Modree Ave Dallas, TX	3.0	2.0	1149	$1,700	$1.48	43d	1	0.57mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	24d	1	0.71mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,100	$1.07	3d	1	0.92mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,330	$2.58	43d	7	0.93mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,318	$1.59	43d	3	1.04mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	2d	1	1.05mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	6d	1	1.05mi
4717 Zealand St Dallas, TX	3.0	2.0	1280	$2,195	$1.71	18d	1	1.17mi
4718 Zealand St Dallas, TX	3.0	2.0	1280	$2,195	$1.71	18d	1	1.18mi
4720 Burma Rd Dallas, TX	3.0	2.0	1318	$1,895	$1.44	43d	1	1.20mi
4744 Stokes St Dallas, TX	3.0	2.0	1440	$1,700	$1.18	10d	1	1.24mi
2526 Exeter Ave Dallas, TX	3.0	2.0	1520	$1,800	$1.18	10d	1	1.24mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	43d	3	1.25mi
2669 Marfa Ave Unit 3 Dallas, TX	1.0	1.0	1248	$750	$0.60	24d	1	1.25mi
4750 Burma Rd Dallas, TX	3.0	2.0	1090	$1,499	$1.38	24d	1	1.27mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	43d	1	1.45mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	43d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $190,000 Active 59 DOM
2. 2026-06-17
   statusdays on market $190,000 Active 58 DOM
3. 2026-06-16
   days on market $190,000 Active Option Contract 57 DOM
4. 2026-06-15
   days on market $190,000 Active Option Contract 56 DOM
5. 2026-06-13
   statusdays on market $190,000 Active Option Contract 54 DOM
6. 2026-06-09
   days on market $190,000 Active 50 DOM
7. 2026-06-08
   days on market $190,000 Active 49 DOM
8. 2026-06-07
   days on market $190,000 Active 48 DOM
9. 2026-06-04
   days on market $190,000 Active 45 DOM
10. 2026-06-03
    days on market $190,000 Active 44 DOM
11. 2026-06-02
    days on market $190,000 Active 43 DOM
12. 2026-06-01
    days on market $190,000 Active 42 DOM
13. 2026-05-31
    days on market $190,000 Active 41 DOM
14. 2026-04-20
    listed $220,000 Active 891-char remark

    Show marketing remark (891 chars)

    Opportunity meets potential on this spacious .42-acre property backing directly to Seaton Park. This 2-bedroom, 1-bath home offers a rare chance for investors or visionaries looking to renovate, expand, or reimagine. The main residence is complemented by a detached ADU guest quarters featuring its own bedroom, bathroom, kitchen, and living area—ideal for rental income, multigenerational living, or a private workspace. Surrounded by mature trees and with no rear neighbors, the lot provides added privacy and a peaceful natural backdrop. Whether you’re looking to create a primary residence with income potential or take on your next investment project, the possibilities here are strong. Please note: this is an investor special being sold as-is. The property does contain debris that will not be removed, making it best suited for buyers prepared for cleanup and renovation.

ⓘ 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: $5,057 · $421/mo
• Projected year-2 tax: $5,057 · $421/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $20,092
• − Mortgage interest: −$10,643
• − Property taxes: −$5,057
• − Insurance: −$950
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$5,527
• Taxable loss: −$5,300
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-819/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

1 event — show timeline

• 2026-04-20 Listed $220,000 NTREIS

Property tax history

+8.4%/yr

Latest (2025): $5,057 · +0.5% YoY. Source: county tax records.