3814 Pine St · Dallas, TX 75210

$210,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 80 Days on market

Built 1950 5,358 sqft lot $188/sqft · 6% below area Est $223k · 6% under ↓ 16% since listing

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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).

• Cash flow +10.8/30.0
• ARV discount +10.2/15.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity in South Dallas! This property offers strong potential for homeowners or investors alike. Featuring a functional layout with a detached garage and additional parking, the home sits in an established neighborhood with convenient access to major highways, downtown Dallas, and local amenities. Property is being sold as a package with an adjacent lot, providing added space and future possibilities. Ideal for renovation, expansion, or long-term investment.

Key facts

• Convenient access
• Additional parking
• Adjacent lot

Tags

• DETACHED GARAGE
• ADDITIONAL PARKING
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• ADJACENT LOT
• FUTURE POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (19.8% below list).
• Recommended offer: $168k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, 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 80 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $168,347 (19.8% 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 80 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (median comp): $223,176
• List price: $210,000
• Delta: -5.90%
• 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
3814 Pine St	0.00mi	3/1.0 (+1)	1,120 (0%)	0mo	$210,000	$188	93
4219 Frank St	0.33mi	3/2.0 (+1)	1,145 (+2%)	2mo	$199,900	$175	73
4222 Carl St	0.55mi	2/1.0	1,116 (-0%)	4mo	$79,000	$71	68
4110 Carl	0.51mi	2/1.0	1,095 (-2%)	8mo	$115,000	$105	64
3719 Metropolitan Ave	0.43mi	3/1.0 (+1)	1,088 (-3%)	7mo	$225,000	$207	62
4311 Metropolitan Ave	0.51mi	3/2.0 (+1)	1,175 (+5%)	2mo	$239,000	$203	59
3603 York St	0.34mi	2/1.0	986 (-12%)	4mo	$160,000	$162	59
2912 Frazier St	0.34mi	3/2.0 (+1)	1,010 (-10%)	2mo	$160,000	$158	58
3622 Cauthorn Dr	0.63mi	3/2.0 (+1)	1,200 (+7%)	1mo	$210,000	$175	51
3111 Mcdermott Ave	0.63mi	3/2.0 (+1)	1,043 (-7%)	4mo	$226,000	$217	49
3719 Meadow St	0.69mi	3/2.0 (+1)	1,222 (+9%)	2mo	$225,000	$184	44
3703 Dunbar St	0.75mi	2/1.0	978 (-13%)	5mo	$120,000	$123	37

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,430
• Equity at exit: $72,419

10-year hold

• IRR: 4.3%
• Equity multiple: 1.53×
• Total profit: $31,280
• Equity at exit: $96,805

Cash invested: $58,800 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$236 /mo · $2,834/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-95

Break-even live

Break-even rent $1,804

Max offer price $193,214

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.07mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.14mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	0.17mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.18mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	43d	1	0.30mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.31mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	0.33mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	0.41mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.46mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.46mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.46mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	0.56mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.56mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	43d	1	0.57mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.67mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	0.74mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.75mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.75mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.75mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.75mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	43d	1	0.78mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	0.86mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.86mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.87mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	0.88mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	1d	1	0.90mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	0.91mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	0.94mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	1.04mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	43d	1	1.04mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	1.05mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	14d	1	1.05mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	1.11mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	1.15mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	1.16mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	43d	1	1.18mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	1.18mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	1.19mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	1.19mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	2d	1	1.23mi

Listing history 13 events

1. 2026-06-09
   days on market $210,000 Active 80 DOM
2. 2026-06-08
   days on market $210,000 Active 79 DOM
3. 2026-06-07
   days on market $210,000 Active 78 DOM
4. 2026-06-04
   days on market $210,000 Active 75 DOM
5. 2026-06-03
   days on market $210,000 Active 74 DOM
6. 2026-06-02
   days on market $210,000 Active 73 DOM
7. 2026-06-01
   days on market $210,000 Active 72 DOM
8. 2026-05-31
   days on market $210,000 Active 71 DOM
9. 2026-04-20
   price $210,000 473-char remark

   Show marketing remark (473 chars)

   Great opportunity in South Dallas! This property offers strong potential for homeowners or investors alike. Featuring a functional layout with a detached garage and additional parking, the home sits in an established neighborhood with convenient access to major highways, downtown Dallas, and local amenities. Property is being sold as a package with an adjacent lot, providing added space and future possibilities. Ideal for renovation, expansion, or long-term investment.

10. 2026-04-06
    price $220,000 473-char remark

    Show marketing remark (473 chars)

    Great opportunity in South Dallas! This property offers strong potential for homeowners or investors alike. Featuring a functional layout with a detached garage and additional parking, the home sits in an established neighborhood with convenient access to major highways, downtown Dallas, and local amenities. Property is being sold as a package with an adjacent lot, providing added space and future possibilities. Ideal for renovation, expansion, or long-term investment.

11. 2026-03-20
    listed $250,000 Active 473-char remark

    Show marketing remark (473 chars)

    Great opportunity in South Dallas! This property offers strong potential for homeowners or investors alike. Featuring a functional layout with a detached garage and additional parking, the home sits in an established neighborhood with convenient access to major highways, downtown Dallas, and local amenities. Property is being sold as a package with an adjacent lot, providing added space and future possibilities. Ideal for renovation, expansion, or long-term investment.

12. 2018-03-13
    soldstatus
13. 2018-02-15
    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: $2,834 · $236/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$1,009/yr (+$84/mo · 35.6%)

ⓘ 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 (shaded) · 69% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,202
• − Mortgage interest: −$11,763
• − Property taxes: −$2,834
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$6,109
• Taxable loss: −$4,787
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $9/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

-16.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $210,000 NTREIS
• 2026-04-06 Price Changed $220,000 NTREIS
• 2026-03-20 Listed $250,000 NTREIS
• 2018-03-13 Sold (Public Records) — Public Records
• 2018-02-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,834 · -0.4% YoY. Source: county tax records.