3403 Alabama Ave · Dallas, TX 75216

$130,000

3 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 24 Days on market

Built 1948 0.25 ac lot Est $237k · 45% under

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Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Investor special in rapidly growing Southern Dallas! This AS-IS property presents an outstanding opportunity for cash investors, flippers, builders, or buy-and-hold landlords looking for their next rehab project. Located in an established neighborhood experiencing continued redevelopment and revitalization, this property offers strong upside potential for renovation or redevelopment. Large lot, quick access to major highways, downtown Dallas, shopping, restaurants, and schools make this an attractive investment opportunity in a high-demand area. Seller is highly motivated and looking for a fast close. Cash buyers only. Bring your contractors, vision, and highest & best offers —

Key facts

• Large lot
• High-demand area
• 0.25 acre lot

Tags

• LARGE LOT
• QUICK ACCESS TO MAJOR HIGHWAYS
• HIGH-DEMAND AREA

Property features AI

Exterior

• Home design: Built in 1948
• Exterior features: Located in the Cedar Crest subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,962/mo this rent would consume 57% 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1948 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $237,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3139 Michigan Ave	0.26mi	3/1.0	1,140 (-10%)	8mo	$89,900	$79	65
3924 Vanette Ln	0.46mi	3/2.0	1,196 (-5%)	2mo	$260,000	$217	64
3535 Michigan Ave	0.21mi	3/2.0	1,150 (-9%)	10mo	$250,000	$217	64
3916 Vanette Ln	0.44mi	3/2.0	1,328 (+5%)	6mo	$280,000	$211	62
3110 Utah Ave	0.67mi	3/2.0	1,220 (-3%)	2mo	$229,900	$188	57
2815 Seevers Ave	0.68mi	3/1.0	1,279 (+1%)	11mo	$155,000	$121	57
4045 Wind River Dr	0.56mi	4/2.0 (+1)	1,355 (+7%)	4mo	$249,990	$184	50
111 Halsey St	0.59mi	3/2.0	1,405 (+11%)	2mo	$305,000	$217	48
4009 Summitt Ridge Dr	0.52mi	3/2.0	1,416 (+12%)	7mo	$249,900	$176	46
3413 Utah Ave	0.57mi	4/2.0 (+1)	1,147 (-9%)	10mo	$205,000	$179	41
3030 Utah Ave	0.72mi	3/2.0	1,158 (-8%)	11mo	$239,900	$207	39
326 Brownlee	0.67mi	4/2.0 (+1)	1,450 (+15%)	5mo	$270,000	$186	31

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $7,105
• Equity at exit: $19,383

10-year hold

• IRR: 15.7%
• Equity multiple: 2.37×
• Total profit: $49,963
• Equity at exit: $11,240

Cash invested: $36,400 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$682
• Tax from tax record: −$412 /mo · $4,949/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $402

Break-even live

Break-even rent $1,454

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	44d	1	0.37mi
3702 Conway St Dallas, TX	2.0–3.0	1.5–2.0	1033	$1,595	$1.54	1d	5	0.60mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	44d	1	0.65mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	7d	1	0.67mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	0.68mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	44d	1	0.68mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	44d	1	0.68mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	44d	1	0.75mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	19d	1	0.75mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	22d	1	0.77mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,350	$1.71	15d	1	0.84mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	0.86mi
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	3d	1	0.87mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	24d	1	0.87mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	15d	1	0.92mi
3311 S Vernon Ave Dallas, TX	1.0–2.0	1.0–1.5	929	$1,325	$1.43	1d	15	0.93mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	0.94mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	44d	1	0.96mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	1.07mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	7d	1	1.08mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	44d	1	1.12mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	24d	1	1.12mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	44d	1	1.14mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,300	$1.51	44d	1	1.14mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	7d	1	1.29mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	44d	1	1.29mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	24d	1	1.30mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,099	$1.11	3d	6	1.35mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	7d	1	1.37mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	1.43mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	7d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 24 DOM
2. 2026-06-17
   days on market $130,000 Active 23 DOM
3. 2026-06-16
   days on market $130,000 Active 22 DOM
4. 2026-06-15
   days on market $130,000 Active 21 DOM
5. 2026-06-13
   statusdays on market $130,000 Active 19 DOM
6. 2026-06-09
   days on market $130,000 Active Option Contract 15 DOM
7. 2026-06-08
   statusdays on market $130,000 Active Option Contract 14 DOM
8. 2026-06-07
   days on market $130,000 Active 13 DOM
9. 2026-06-04
   days on market $130,000 Active 10 DOM
10. 2026-06-03
    days on market $130,000 Active 9 DOM
11. 2026-06-02
    days on market $130,000 Active 8 DOM
12. 2026-06-01
    days on market $130,000 Active 7 DOM
13. 2026-05-31
    days on market $130,000 Active 6 DOM
14. 2026-05-22
    listed $155,000 Active
15. 2016-09-09
    soldstatus
16. 2016-03-04
    soldstatus
17. 2009-04-14
    soldstatus
18. 2008-11-11
    soldstatus
19. 2005-06-07
    soldstatus
20. 2004-12-29
    soldstatus
21. 2000-02-11
    soldstatus
22. 1998-09-18
    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: $4,949 · $412/mo
• Projected year-2 tax: $4,949 · $412/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: $23,546
• − Mortgage interest: −$7,282
• − Property taxes: −$4,949
• − Insurance: −$650
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,782
• Taxable income: $3,116
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,074/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

9 events — show timeline

• 2026-05-22 Listed $155,000 FSBO.com
• 2016-09-09 Sold (Public Records) — Public Records
• 2016-03-04 Sold (Public Records) — Public Records
• 2009-04-14 Sold (Public Records) — Public Records
• 2008-11-11 Sold (Public Records) — Public Records
• 2005-06-07 Sold (Public Records) — Public Records
• 2004-12-29 Sold (Public Records) — Public Records
• 2000-02-11 Sold (Public Records) — Public Records
• 1998-09-18 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,949 · -0.4% YoY. Source: county tax records.