1527 Dennison St · Dallas, TX 75212

$649,800

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 12 Days on market

Built 2026 4,617 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Imagine stepping into a stunning, modern two-story haven with four spacious bedrooms, three and a half luxurious baths, and a two-car garage that fits your lifestyle perfectly. With real wood floors that bring warmth to every step, foam insulation for year-round comfort, and a built-in sprinkler system for effortless care, this home is designed to elevate your living experience. Every detail of this home whispers elegance, comfort, and convenience. From the open spaces perfect for family gatherings to the quiet corners where you can unwind, this is more than a house—it’s where your best memories will be made. Buyers agent and buyer to verify all information for accuracy.

Key facts

• Foam insulation
• Real wood floors
• 4,617 sq ft lot

Tags

• REAL WOOD FLOORS
• FOAM INSULATION
• BUILT-IN SPRINKLER SYSTEM

Property features AI

Finance

• Other: Subdivision: Wheeler & Reuss Eagle Ford; County: Dallas
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Garage faces side; 2-car single door
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story; New construction (completed in 2026)
• Construction: Composition roof; Siding and stucco exterior; Slab foundation; Built in 2026
• Exterior features: Wood fencing; Covered patio/porch; Landscaped yard; Sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Flat screen wiring; Kitchen island; Open floorplan; Pantry; Walk-in closet(s); Wired for data; One living area; One dining area; Two levels
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (73.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (76.3% below list).
• Recommended offer: $154k (76.3% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 2.3% in Dallas — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: C F Carr El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 281 students, 99% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $69k of equity ($4k loan paydown + $65k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $154,043 (76.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.24% ✗
• Cap rate: 1.27%
• Cash-on-cash: -17.94%
• DSCR: 0.20
• GRM: 35.2

CMA / ARV

• ARV (on-the-fly): $205,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3440 Rutz St	0.19mi	2/1.0	680 (-3%)	11mo	$199,000	$293	77
1843 Nomas St	0.30mi	3/1.0 (+1)	728 (+4%)	5mo	$200,000	$275	70
3513 Rutz St	0.23mi	2/1.0	720 (+3%)	19mo	$150,000	$208	69
1407 Singleton Blvd	0.24mi	1/1.0 (-1)	700 (0%)	18mo	$150,000	$214	69
1522 Life Ave	0.29mi	2/1.0	768 (+10%)	10mo	$240,000	$313	62
3623 Chicago St	0.33mi	2/1.0	744 (+6%)	16mo	$199,900	$269	60
815 Shaw St	0.54mi	2/1.0	734 (+5%)	12mo	$224,900	$306	57
1921 Nomas St	0.38mi	2/1.0	624 (-11%)	19mo	$215,000	$345	48
934 Muncie Ave	0.61mi	2/1.0	600 (-14%)	15mo	$195,000	$325	35

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.97×
• Total profit: $175,870
• Equity at exit: $585,391

10-year hold

• IRR: 12.2%
• Equity multiple: 4.55×
• Total profit: $645,395
• Equity at exit: $1,262,418

Cash invested: $181,944 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$3,408
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-2,719

Break-even live

Break-even rent $4,983

Max offer price $169,417

Occupancy floor —

Sensitivity live

Price	-10% $-2,352	-5% $-2,535	+0% $-2,719	+5% $-2,903	+10% $-3,087
Rent	-10% $-2,841	-5% $-2,780	+0% $-2,719	+5% $-2,658	+10% $-2,598
Rate	-1.0pp $-2,392	-0.5pp $-2,554	base $-2,719	+0.5pp $-2,888	+1.0pp $-3,059

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: $162,450
• Closing costs: $19,494
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3113 Navaro St Unit N/A Dallas, TX	2.0	2.0	735	$1,800	$2.45	45d	1	0.16mi
3113 Navaro St Dallas, TX	2.0	2.0	735	$1,600	$2.18	26d	1	0.16mi
1600 Singleton Blvd Dallas, TX	1.0	1.0	674	$944	$1.40	45d	1	0.31mi
1914 McBroom St Unit 3 Dallas, TX	1.0	1.0	550	$900	$1.64	45d	1	0.35mi
2901 Borger St Apt 411 Dallas, TX	1.0	1.0	622	$1,273	$2.05	0d	1	0.36mi
1010 Singleton Blvd Unit 412 Dallas, TX	1.0	1.0	656	$1,672	$2.55	15d	1	0.42mi
1010 Singleton Blvd Unit 1025 Dallas, TX	1.0	1.0	656	$1,677	$2.56	16d	1	0.42mi
1010 Singleton Blvd Unit 1052 Dallas, TX	1.0	1.0	504	$1,366	$2.71	0d	1	0.42mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	1d	26	0.55mi
500 Singleton Blvd Dallas, TX	1.0	1.0	648	$851	$1.31	45d	1	0.68mi
716 W Commerce St Dallas, TX	1.0	1.0	676	$1,170	$1.73	45d	1	0.86mi
707 Seale St Dallas, TX	1.0	1.0	720	$1,575	$2.19	45d	1	0.91mi
320 Singleton Blvd Dallas, TX	2.0	1.0–2.0	874	$2,069	$2.37	0d	15	0.95mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	45d	1	0.98mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	17d	1	0.98mi
455 W Commerce St Dallas, TX	1.0	1.0	597	$1,367	$2.29	24d	1	0.99mi
455 W Commerce St Dallas, TX	1.0	1.0	597	$1,367	$2.29	45d	1	0.99mi
400 W Main St Dallas, TX	1.0	1.0	688	$977	$1.42	45d	1	0.99mi
604 Fort Worth Ave Dallas, TX	1.0	1.0	725	$1,300	$1.79	45d	1	1.01mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,703	$1.47	1d	21	1.03mi
400 W Commerce St Dallas, TX	1.0	1.0	634	$855	$1.35	45d	1	1.05mi
1641 N Windomere Ave Dallas, TX	1.0	1.0	700	$1,500	$2.14	45d	1	1.06mi
750 Fort Worth Ave Dallas, TX	2.0	1.0–2.0	930	$1,903	$2.05	26d	10	1.06mi
750 Fort Worth Ave Dallas, TX	3.0	1.0–2.0	1000	$1,768	$1.77	0d	23	1.06mi
660 Yorktown St Dallas, TX	2.0	1.0–2.5	922	$1,915	$2.08	0d	20	1.09mi
444 W Commerce St Dallas, TX	2.0	1.0–2.5	971	$2,193	$2.26	0d	17	1.09mi
305 W Commerce St Dallas, TX	2.0	1.0–2.0	874	$1,976	$2.26	0d	28	1.11mi
120 Turtle Creek Blvd Dallas, TX	2.0	1.0–2.0	920	$2,203	$2.39	0d	28	1.22mi
200 W Commerce St Dallas, TX	2.0	1.0–2.0	849	$2,177	$2.56	0d	30	1.33mi
1330 Winding Brook Ln Unit 1345 Dallas, TX	1.0	1.0	627	$1,329	$2.12	0d	1	1.36mi
1902 Tarrant Pl Dallas, TX	1.0–2.0	1.0	795	$1,593	$2.00	1d	18	1.38mi
2350 N Beckley Ave Apt 412 Dallas, TX	1.0	1.0	727	$1,547	$2.13	14d	1	1.45mi
2350 N Beckley Ave Unit 2365 Dallas, TX	1.0	1.0	672	$1,570	$2.34	16d	1	1.45mi
2350 N Beckley Ave Unit 2365 Dallas, TX	1.0	1.0	727	$1,547	$2.13	0d	1	1.45mi
1955 Market Center Blvd Dallas, TX	1.0–2.0	1.0–2.0	927	$2,001	$2.16	0d	24	1.49mi
1931 Market Center Blvd Dallas, TX	2.0	1.0–2.0	906	$2,281	$2.52	0d	36	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $649,800 Active 12 DOM
2. 2026-06-18
   days on market $649,800 Active 9 DOM
3. 2026-06-17
   days on market $649,800 Active 8 DOM
4. 2026-06-16
   days on market $649,800 Active 7 DOM
5. 2026-06-15
   days on market $649,800 Active 6 DOM
6. 2026-06-13
   days on market $649,800 Active 4 DOM
7. 2026-06-10
   remarks 679-char remark
8. 2026-06-10
   listed $649,800 Active 1 DOM

ⓘ 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: $3,095 · $258/mo
• Projected year-2 tax: $11,891 · $991/mo
• Expected delta: +$8,796/yr (+$733/mo · 284.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 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: $18,485
• − Mortgage interest: −$36,399
• − Property taxes: −$3,095
• − Insurance: −$3,249
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$18,903
• Taxable loss: −$46,119
• Est. tax savings @ 24.0%: +$11,068
• After-tax cash flow: $-21,564/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

3 events — show timeline

• 2026-06-09 Listed $649,800 NTREIS
• 2024-03-29 Sold (Public Records) — Public Records
• 2001-05-10 Sold (Public Records) — Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,095 · -29.3% YoY. Source: county tax records.