4037 Treeline Dr · Dallas, TX 75224

$299,000

4 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 16 Days on market

Built 1969 9,017 sqft lot Est $300k · at est. $2/mo HOA

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Why this score? — see what drove the F 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 +7.7/15.0
• Cash flow +7.1/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Set among the rolling hills and mature trees of Oak Park Estates, this distinctive two-story home blends timeless character with generous living spaces and a welcoming architectural presence. A private courtyard entry and classic iron detailing create a memorable first impression, while the home’s spacious layout offers comfort, flexibility, and enduring appeal. Inside, an open staircase with decorative iron railings serves as a striking focal point. The expansive family room is anchored by a beautiful brick fireplace with an arched opening and oversized hearth, creating a warm and inviting atmosphere for everyday living and entertaining alike. Natural light fills the interior, comple

Key facts

• Open staircase
• Brick fireplace
• Private balcony

Tags

• PRIVATE COURTYARD ENTRY
• OPEN STAIRCASE
• BRICK FIREPLACE
• FIRST-FLOOR PRIMARY SUITE
• WALK-IN CLOSETS
• PRIVATE BALCONY

Property features AI

Finance

• Other: Lot is approximately 0.207 acres (less than 0.5 acre); Subdivision: Oak Park Estates; County: Dallas
• Financial info: Second mortgage: No; Loan type: Treat As Clear
• HOA & community: No homeowners association (annual association fee listed)

Exterior

• Parking: Attached 2-car garage; Covered parking for 4 vehicles total; 2-space carport; Concrete driveway; Alley access
• Utilities: City water; City sewer; Municipal Utility District: No
• Home design: Single-family residence; Two-story home; Built in 1969; Property not attached
• Construction: Asphalt roof; Masonry fireplace
• Exterior features: Deck

Interior

• Kitchen: Galley kitchen with built-in cabinets; Water line to refrigerator; Electric range; Dishwasher
• Bedrooms: Four bedrooms total; Primary bedroom on main level with ensuite bath and walk-in closet; Additional bedrooms located on second level
• Bathrooms: Three bathrooms total; Half bath on main level; Primary bathroom on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; Walk-in closets; Two living areas; Two dining areas; Total of 11 rooms; One fireplace with gas logs and masonry surround
• Laundry & utility: Main-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.4% below list).
• Recommended offer: $224k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: John W Carpenter El (math 15% / reading 54%, grade F, #1,994 of 4,322 statewide, top 46%, 184 students, 98% FRL).
• Market conditions: Rents rising (+3.7%/yr); 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,262/mo this rent would consume 52% of the median local household income ($52k/yr) (locally 1594% 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 $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $224,176 (25.0% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $300,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4021 Treeline Dr	0.04mi	3/2.0 (-1)	1,571 (+7%)	2mo	$279,000	$178	79
1908 Vatican Ln	0.16mi	3/2.0 (-1)	1,439 (-2%)	7mo	$305,000	$212	79
1811 Canelo Dr	0.26mi	4/2.0	1,539 (+5%)	2mo	$274,900	$179	78
4404 Dove Creek Way	0.29mi	3/2.0 (-1)	1,428 (-2%)	3mo	$292,900	$205	75
4523 Hamblen Dr	0.51mi	4/2.0	1,464 (-0%)	2mo	$295,000	$202	74
2223 Tosca Ln	0.37mi	3/2.0 (-1)	1,476 (+1%)	8mo	$270,000	$183	70
4407 Alamosa Dr	0.42mi	3/2.0 (-1)	1,556 (+6%)	6mo	$339,000	$218	60
1820 Sedona Ln	0.36mi	3/2.0 (-1)	1,584 (+8%)	11mo	$337,000	$213	56
2012 Ebbtide Ln	0.36mi	3/2.5 (-1)	1,597 (+9%)	8mo	$255,000	$160	55
1516 Driftwood Dr	0.53mi	3/2.0 (-1)	1,581 (+8%)	9mo	$350,000	$221	49
4516 Dove Creek Way	0.38mi	3/2.0 (-1)	1,674 (+14%)	8mo	$360,000	$215	46
1515 Oak Meadows Dr	0.69mi	3/2.5 (-1)	1,654 (+13%)	2mo	$310,000	$187	38

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.12×
• Total profit: $-73,678
• Equity at exit: $44,582

10-year hold

• IRR: -20.0%
• Equity multiple: -0.09×
• Total profit: $-91,622
• Equity at exit: $25,852

Cash invested: $83,720 (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 75224

• Rents YoY: 3.7%
• Active inventory: 58
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$516 /mo · $6,190/yr
• Insurance: −$125
• HOA: −$2
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-424

Break-even live

Break-even rent $2,798

Max offer price $224,176

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Treeline Dr Dallas, TX	3.0	3.0	1872	$3,000	$1.60	7d	1	0.04mi
4027 Ovid Ave Dallas, TX	3.0	2.0	1031	$1,725	$1.67	43d	1	0.35mi
4318 Lashley Dr Dallas, TX	3.0	2.0	1562	$2,100	$1.34	5d	1	0.44mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,099	$1.11	3d	6	0.47mi
1135 Holly Glen Cir Dallas, TX	3.0	2.0	1707	$3,400	$1.99	7d	1	0.65mi
5000 S Hampton Rd Dallas, TX	1.0–3.0	1.0–2.0	962	$1,500	$1.56	1d	6	0.83mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,300	$1.51	43d	1	0.84mi
4921 Jade Dr Dallas, TX	3.0	2.0	1720	$1,800	$1.05	7d	1	0.86mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	7d	1	0.89mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,350	$1.71	15d	1	0.93mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	0.95mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	22d	1	1.04mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	18d	1	1.05mi
3702 Conway St Dallas, TX	2.0–3.0	1.5–2.0	1033	$1,595	$1.54	1d	5	1.18mi
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	2d	1	1.21mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	7d	1	1.41mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 8 events

1. 2026-05-15
   historical Active Option Contract
2. 2026-05-10
   listed $299,000 Active
3. 2026-04-13
   historical
4. 2026-04-03
   historical Active Option Contract
5. 2026-03-24
   status Active
6. 2026-03-18
   historical Active Option Contract
7. 2026-03-04
   listed $299,000 Active
8. 2001-08-01
   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: $6,190 · $516/mo
• Projected year-2 tax: $6,190 · $516/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: $27,142
• − Mortgage interest: −$16,749
• − Property taxes: −$6,190
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$24
• − Depreciation: −$8,698
• Taxable loss: −$10,357
• Est. tax savings @ 24.0%: +$2,486
• After-tax cash flow: $-2,597/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): 35,105
• Household income: $51,919
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1594.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% Black 29% Two or more races 19% White 9% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Serbian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 1%

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: ▼ -285.86%
• Current HPI: 328.3162
• Rent YoY: ▲ 3.71%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-05-10 Listed $299,000 NTREIS
• 2026-04-13 Listing Removed — NTREIS
• 2026-04-03 Contingent — NTREIS
• 2026-03-24 Relisted — NTREIS
• 2026-03-18 Contingent — NTREIS
• 2026-03-04 Listed $299,000 NTREIS
• 2001-08-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $6,190 · -0.4% YoY. Source: county tax records.