1810 Shaw St · Dallas, TX 75212

$250,000

3 bd · 1.0 ba · 810 sqft · SingleFamily public records · 16 Days on market

Built 1961 3,615 sqft lot Est $218k · 15% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.4/5.0
• ARV discount +0.9/15.0

Listing remarks

ATTENTION INVESTORS, this property is an established PROFITABLE AIRBNB! Also, perfect for owner occupancy as well! Completely remodeled with stunning custom onsite wood-stained cabinets, quartz countertops, stainless steel appliances, refrigerator included, 2-inch faux blinds, drapes, furniture conveys with all household items as well. Water heater and AC replaced 5 years ago. Just minutes from Trinity Groves, Downtown & Uptown Dallas, Love Field, Bishop Arts, Interstate 35E, I30, & the Southwestern Medical District! Relax in this lovely 3 bed, 1 bath, luxury kitchen, 60-inch TV with firestick and large fenced backyard perfect for your fur babies. Features one king, one queen

Key facts

• Quartz countertops
• Open floor plan
• Completely remodeled

Tags

• COMPLETELY REMODELED
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• OPEN FLOOR PLAN

Property features AI

Finance

• Financial info: No second mortgage reported; Listed for sale
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: No surveillance devices reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached to another property
• Construction: Built in 1961; Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Deck; Front porch; Chain link and wood fencing; Shed(s); Large backyard with grass

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; High-speed internet available; Window coverings
• Laundry & utility: Stacked washer/dryer area; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.9% below list).
• Recommended offer: $188k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: C F Carr El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 281 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 falling (-4.2%/yr); 249 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 38% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $187,875 (24.9% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $217,890
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Leath St	0.30mi	2/2.0 (-1)	832 (+3%)	5mo	$195,000	$234	69
1522 Life Ave	0.22mi	2/1.0 (-1)	768 (-5%)	10mo	$240,000	$313	68
1906 Life Ave	0.13mi	2/1.5 (-1)	808 (-0%)	24mo	$175,500	$217	67
1843 Nomas St	0.29mi	3/1.0	728 (-10%)	5mo	$200,000	$275	65
3427 Vilbig Rd	0.06mi	3/1.0	924 (+14%)	23mo	$238,900	$259	54
3623 Chicago St	0.32mi	2/1.0 (-1)	744 (-8%)	16mo	$199,900	$269	53
3513 Rutz St	0.21mi	2/1.0 (-1)	720 (-11%)	19mo	$150,000	$208	51
3015 Chihuahua Ave	0.46mi	3/2.0	912 (+13%)	16mo	$265,000	$291	40
815 Shaw St	0.71mi	2/1.0 (-1)	734 (-9%)	12mo	$224,900	$306	36

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: 20.9%
• Equity multiple: 2.68×
• Total profit: $117,390
• Equity at exit: $225,220

10-year hold

• IRR: 18.4%
• Equity multiple: 5.95×
• Total profit: $346,282
• Equity at exit: $485,695

Cash invested: $70,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-208

Break-even live

Break-even rent $2,142

Max offer price $213,200

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-138	+0% $-208	+5% $-279	+10% $-350
Rent	-10% $-357	-5% $-283	+0% $-208	+5% $-134	+10% $-60
Rate	-1.0pp $-82	-0.5pp $-145	base $-208	+0.5pp $-273	+1.0pp $-339

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1944 Gallagher St Dallas, TX	3.0	2.0	1125	$1,961	$1.74	6d	1	0.20mi
1728 McBroom St Dallas, TX	3.0	1.0	1027	$1,695	$1.65	45d	1	0.20mi
1520 McBroom St Dallas, TX	2.0	1.0	900	$1,590	$1.77	45d	1	0.31mi
1815 Leath St Dallas, TX	2.0	2.0	832	$2,100	$2.52	3d	1	0.32mi
3113 Navaro St Unit N/A Dallas, TX	2.0	2.0	735	$1,800	$2.45	45d	1	0.37mi
1902 Angelina Dr Dallas, TX	3.0	1.0	1040	$1,695	$1.63	0d	1	0.37mi
3113 Navaro St Dallas, TX	2.0	2.0	735	$1,600	$2.18	25d	1	0.37mi
3015 Chihuahua Ave Unit 1069902P Dallas, TX	3.0	2.0	904	$6,725	$7.44	0d	1	0.44mi
3015 Chihuahua Ave Dallas, TX	3.0	2.0	912	$4,500	$4.93	9d	1	0.44mi
2901 Borger St Apt 511 Dallas, TX	2.0	2.0	1084	$1,799	$1.66	0d	1	0.66mi
1010 Singleton Blvd Unit 1047 Dallas, TX	2.0	2.0	990	$2,276	$2.30	0d	1	0.74mi
3213 Obenchain St Dallas, TX	3.0	1.0	1120	$1,690	$1.51	45d	1	0.75mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	0d	26	0.86mi
941 Bayonne St Unit 939 Dallas, TX	2.0	2.0	917	$1,350	$1.47	5d	1	0.88mi
941 Bayonne St Unit 941 Dallas, TX	2.0	2.0	917	$1,295	$1.41	20d	1	0.88mi
320 Singleton Blvd Dallas, TX	2.0	1.0–2.0	874	$2,069	$2.37	0d	17	1.23mi
710 Fort Worth Ave Dallas, TX	2.0	2.0	1122	$1,479	$1.32	45d	1	1.30mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	21d	1	1.30mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	22d	1	1.30mi
431 W Commerce St Dallas, TX	2.0	1.0	1037	$2,568	$2.48	25d	1	1.32mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,930	$1.67	0d	21	1.34mi
120 Turtle Creek Blvd Dallas, TX	2.0	1.0–2.0	920	$2,203	$2.39	0d	28	1.34mi
750 Fort Worth Ave Dallas, TX	2.0	1.0–2.0	930	$1,903	$2.05	25d	10	1.37mi
750 Fort Worth Ave Dallas, TX	3.0	1.0–2.0	1000	$2,149	$2.15	0d	23	1.37mi
660 Yorktown St Dallas, TX	2.0	1.0–2.5	922	$1,915	$2.08	3d	21	1.39mi
444 W Commerce St Dallas, TX	2.0	1.0–2.5	971	$2,193	$2.26	0d	17	1.40mi
305 W Commerce St Dallas, TX	2.0	1.0–2.0	874	$1,976	$2.26	0d	28	1.42mi

Listing history 14 events

1. 2026-06-21
   days on market $250,000 Active 16 DOM
2. 2026-06-18
   days on market $250,000 Active 13 DOM
3. 2026-06-17
   days on market $250,000 Active 12 DOM
4. 2026-06-16
   days on market $250,000 Active 11 DOM
5. 2026-06-15
   days on market $250,000 Active 10 DOM
6. 2026-06-13
   days on market $250,000 Active 8 DOM
7. 2026-06-09
   days on market $250,000 Active 4 DOM
8. 2026-06-08
   days on market $250,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $250,000 Active 2 DOM
10. 2026-06-04
    days on market $275,000 Active 4 DOM
11. 2026-06-03
    days on market $275,000 Active 3 DOM
12. 2026-06-02
    days on market $275,000 Active 2 DOM
13. 2026-06-01
    remarks 691-char remark
14. 2026-06-01
    listed $275,000 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: $3,328 · $277/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,247/yr (+$104/mo · 37.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $22,545
• − Mortgage interest: −$14,004
• − Property taxes: −$3,328
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$7,273
• Taxable loss: −$6,917
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $-840/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

2 events — show timeline

• 2026-05-31 Listed $275,000 NTREIS
• 2020-10-28 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,328 · -11.1% YoY. Source: county tax records.