2346 Scott St · Dallas, TX 75215

$283,000

3 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 48 Days on market

Built 2025 5,053 sqft lot $169/sqft · 6% below area Est $295k · 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).

• ARV discount +9.3/15.0
• Cash flow +6.9/30.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Multiple offers received, Highest and best due April 11, 2024 by 12pm Here is your chance to own a piece of land in the desirable neighborhood on Scott St., Dallas, TX. This unimproved vacant lot offers a blank canvas for your vision, whether you're looking to build your dream home or develop a new project. Situated on a 5075-square-foot lot, this property provides ample space for various possibilities. Imagine creating a custom-designed residence perfectly tailored to your lifestyle, or consider the potential for a multi-unit development (subject to zoning regulations). Located in a thriving area, this lot is just a short distance from parks, schools, shopping, dining, etc., offering convenience and a sense of community. Don't miss this incredible opportunity to own a piece of land in one of Dallas's most sought-after neighborhoods. Envision the possibilities and make your dreams a reality with this exceptional property.

Key facts

• Second-story balcony
• Light brick
• 5,053 sq ft lot

Tags

• SECOND-STORY BALCONY
• LIGHT BRICK
• MODERN ARCHITECTURAL LINES

Property features AI

Finance

• Other: Property listed with NB Elite Realty; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Garage; Covered parking space; 1-car attached garage
• Security: No on-site surveillance devices noted
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two levels; New construction completed in 2025; Not attached to another property; Located in subdivision: Lincoln Manor
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Built in 2025 (new construction - complete)
• Exterior features: Wood backyard fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Eat-in kitchen layout; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath and walk-in closet; Second bedroom on main level; Third bedroom on main level; Primary bathroom upstairs with built-in cabinets
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Decorative lighting; Built-in cabinets
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.3% below list).
• Recommended offer: $207k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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 S Thompson Learning Center (498 students, 99% FRL) — zoned schools average 99% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,199/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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

• 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 $206,674 (27.0% 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 48 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 10.7

CMA / ARV

• ARV (median comp): $294,659
• List price: $283,000
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2333 Bethurum Ave	0.15mi	3/2.5	1,700 (+2%)	5mo	$309,000	$182	84
2411 Saint Clair Dr	0.11mi	3/2.5	1,780 (+6%)	4mo	$289,800	$163	79
2413 Saint Clair Dr	0.11mi	3/2.5	1,780 (+6%)	4mo	$289,800	$163	79
2402 Dyson St	0.14mi	3/3.5	1,750 (+5%)	2mo	$332,000	$190	78
6112 Carlton Garret St	0.15mi	3/2.5	1,500 (-10%)	2mo	$279,999	$187	72
2716 Dorris St	0.22mi	3/2.5	1,520 (-9%)	2mo	$284,000	$187	71
2530 Lowery St	0.27mi	4/2.5 (+1)	1,750 (+5%)	3mo	$309,000	$177	70
2521 Bethurum Ave	0.24mi	3/2.5	1,500 (-10%)	4mo	$339,000	$226	66
2335 Macon St	0.46mi	4/2.0 (+1)	1,612 (-4%)	4mo	$299,900	$186	64
2302 Anderson St	0.22mi	3/3.5	1,865 (+12%)	4mo	$349,900	$188	61
2814 Rochester St	0.33mi	4/2.0 (+1)	1,460 (-13%)	4mo	$305,000	$209	55
1638 Garden Dr	0.49mi	4/2.0 (+1)	1,901 (+14%)	3mo	$324,999	$171	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.81×
• Total profit: $-15,309
• Equity at exit: $93,519

10-year hold

• IRR: 4.3%
• Equity multiple: 1.56×
• Total profit: $44,719
• Equity at exit: $121,922

Cash invested: $79,240 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,484
• Tax from tax record: −$567 /mo · $6,804/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-432

Break-even live

Break-even rent $2,746

Max offer price $206,674

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-352	+0% $-432	+5% $-512	+10% $-592
Rent	-10% $-606	-5% $-519	+0% $-432	+5% $-345	+10% $-258
Rate	-1.0pp $-290	-0.5pp $-360	base $-432	+0.5pp $-505	+1.0pp $-580

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: $70,750
• Closing costs: $8,490
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	44d	1	0.08mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	25d	1	0.09mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	8d	1	0.11mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	44d	1	0.23mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	8d	1	0.23mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.25mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.26mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	44d	1	0.29mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	8d	1	0.34mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	44d	1	0.38mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	25d	1	0.44mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	44d	1	0.59mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	8d	1	0.60mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	0.74mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	5d	1	0.84mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	25d	1	0.87mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	0.91mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	44d	1	0.96mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	25d	1	1.05mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	12d	4	1.19mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	1.21mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	1.36mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	8d	1	1.40mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	8d	1	1.47mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	1.50mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $283,000 Active 48 DOM
2. 2026-06-17
   days on market $283,000 Active 47 DOM
3. 2026-06-16
   days on market $283,000 Active 46 DOM
4. 2026-06-15
   price $283,000 Active 45 DOM
5. 2026-06-15
   days on market $283,500 Active 45 DOM
6. 2026-06-13
   days on market $283,500 Active 43 DOM
7. 2026-06-09
   days on market $283,500 Active 39 DOM
8. 2026-06-08
   days on market $283,500 Active 38 DOM
9. 2026-06-07
   days on market $283,500 Active 37 DOM
10. 2026-06-04
    days on market $283,500 Active 34 DOM
11. 2026-06-03
    days on market $283,500 Active 33 DOM
12. 2026-06-02
    days on market $283,500 Active 32 DOM
13. 2026-06-01
    days on market $283,500 Active 31 DOM
14. 2026-05-31
    days on market $283,500 Active 30 DOM
15. 2026-05-01
    listed $283,500 Active 694-char remark
16. 2026-04-30
    historical
17. 2026-04-20
    price $283,500
18. 2026-04-08
    price $284,000
19. 2026-03-29
    price $285,000
20. 2026-03-26
    price $289,000
21. 2026-03-26
    price $295,000
22. 2026-03-20
    price $305,000
23. 2026-03-11
    price $310,000
24. 2026-02-21
    price $315,000
25. 2026-01-31
    price $318,999
26. 2026-01-06
    price $319,000
27. 2025-12-08
    price $320,000
28. 2025-11-20
    price $325,000
29. 2025-08-15
    listed $330,000 Active
30. 2024-06-13
    soldstatus
31. 2024-04-23
    soldstatus Closed

    Show marketing remark (937 chars)

    Multiple offers received, Highest and best due April 11, 2024 by 12pm Here is your chance to own a piece of land in the desirable neighborhood on Scott St., Dallas, TX. This unimproved vacant lot offers a blank canvas for your vision, whether you're looking to build your dream home or develop a new project. Situated on a 5075-square-foot lot, this property provides ample space for various possibilities. Imagine creating a custom-designed residence perfectly tailored to your lifestyle, or consider the potential for a multi-unit development (subject to zoning regulations). Located in a thriving area, this lot is just a short distance from parks, schools, shopping, dining, etc., offering convenience and a sense of community. Don't miss this incredible opportunity to own a piece of land in one of Dallas's most sought-after neighborhoods. Envision the possibilities and make your dreams a reality with this exceptional property.

32. 2024-04-12
    status Pending

    Show marketing remark (937 chars)

    Multiple offers received, Highest and best due April 11, 2024 by 12pm Here is your chance to own a piece of land in the desirable neighborhood on Scott St., Dallas, TX. This unimproved vacant lot offers a blank canvas for your vision, whether you're looking to build your dream home or develop a new project. Situated on a 5075-square-foot lot, this property provides ample space for various possibilities. Imagine creating a custom-designed residence perfectly tailored to your lifestyle, or consider the potential for a multi-unit development (subject to zoning regulations). Located in a thriving area, this lot is just a short distance from parks, schools, shopping, dining, etc., offering convenience and a sense of community. Don't miss this incredible opportunity to own a piece of land in one of Dallas's most sought-after neighborhoods. Envision the possibilities and make your dreams a reality with this exceptional property.

33. 2024-04-09
    listed $65,000 Active

    Show marketing remark (937 chars)

    Multiple offers received, Highest and best due April 11, 2024 by 12pm Here is your chance to own a piece of land in the desirable neighborhood on Scott St., Dallas, TX. This unimproved vacant lot offers a blank canvas for your vision, whether you're looking to build your dream home or develop a new project. Situated on a 5075-square-foot lot, this property provides ample space for various possibilities. Imagine creating a custom-designed residence perfectly tailored to your lifestyle, or consider the potential for a multi-unit development (subject to zoning regulations). Located in a thriving area, this lot is just a short distance from parks, schools, shopping, dining, etc., offering convenience and a sense of community. Don't miss this incredible opportunity to own a piece of land in one of Dallas's most sought-after neighborhoods. Envision the possibilities and make your dreams a reality with this exceptional property.

ⓘ 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: $6,804 · $567/mo
• Projected year-2 tax: $6,804 · $567/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,383
• − Mortgage interest: −$15,852
• − Property taxes: −$6,804
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$8,233
• Taxable loss: −$10,142
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-2,751/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

+335.4% since first listed

20 events — show timeline

• 2026-06-15 Price Changed $283,000 NTREIS
• 2026-05-01 Listed $283,500 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-20 Price Changed $283,500 NTREIS
• 2026-04-08 Price Changed $284,000 NTREIS
• 2026-03-29 Price Changed $285,000 NTREIS
• 2026-03-26 Price Changed $289,000 NTREIS
• 2026-03-26 Price Changed $295,000 NTREIS
• 2026-03-20 Price Changed $305,000 NTREIS
• 2026-03-11 Price Changed $310,000 NTREIS
• 2026-02-21 Price Changed $315,000 NTREIS
• 2026-01-31 Price Changed $318,999 NTREIS
• 2026-01-06 Price Changed $319,000 NTREIS
• 2025-12-08 Price Changed $320,000 NTREIS
• 2025-11-20 Price Changed $325,000 NTREIS
• 2025-08-15 Listed $330,000 NTREIS
• 2024-06-13 Sold (Public Records) — Public Records
• 2024-04-23 Sold (MLS) — NTREIS
• 2024-04-12 Pending — NTREIS
• 2024-04-09 Listed $65,000 NTREIS

Property tax history

+16.3%/yr

Latest (2025): $6,804 · +1124.5% YoY. Source: county tax records.