4525 Canal St · Dallas, TX 75210

$145,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 222 Days on market

Built 1938 4,792 sqft lot $151/sqft · at area comps Est $151k · at est.

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +9.3/15.0
• Appreciation +5.5/10.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity,  duplex 1 bedroom 1 bathroom on both sides with long-term tenants. Bonus, the seller is selling the adjacent lot (4521 Canal St)  0.0633 of an acre as a package.

Key facts

• Long term tenants
• Adjacent lot
• Duplex

Tags

• INVESTMENT OPPORTUNITY
• DUPLEX
• LONG TERM TENANTS
• ADJACENT LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $63 ($752/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (5.1% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $3k 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.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.95% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $151,041
• List price: $145,000
• Delta: -4.00%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4300 Canal St	0.23mi	2/1.0	945 (-2%)	3mo	$117,089	$124	81
2912 Frazier St	0.26mi	3/2.0 (+1)	1,010 (+5%)	2mo	$160,000	$158	72
4524 Metropolitan Ave	0.18mi	3/2.0 (+1)	888 (-8%)	10mo	$213,000	$240	66
2033 Redman Cir	0.31mi	3/1.0 (+1)	1,024 (+7%)	2mo	$110,000	$107	64
4103 Copeland St	0.46mi	3/1.0 (+1)	948 (-1%)	8mo	$90,000	$95	61
2918 Morning Ave	0.34mi	3/1.0 (+1)	882 (-8%)	2mo	$115,000	$130	60
2021 Redman Cir	0.31mi	2/1.0	880 (-8%)	11mo	$102,000	$116	58
3519 Frank St	0.74mi	2/1.0	924 (-4%)	4mo	$90,000	$97	52
3827 Frank St	0.49mi	2/1.0	816 (-15%)	2mo	$75,500	$93	46
4110 Carl	0.48mi	2/1.0	1,095 (+14%)	8mo	$115,000	$105	44
3818 Penelope St	0.53mi	1/1.0 (-1)	822 (-14%)	6mo	$79,500	$97	37
3719 Metropolitan Ave	0.66mi	3/1.0 (+1)	1,088 (+13%)	7mo	$225,000	$207	32

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: 3.5%
• Equity multiple: 1.18×
• Total profit: $7,212
• Equity at exit: $50,004

10-year hold

• IRR: 7.9%
• Equity multiple: 1.97×
• Total profit: $39,374
• Equity at exit: $66,842

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$760
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $63

Break-even live

Break-even rent $1,297

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.16mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	0.26mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.30mi
2003 Gorman St Dallas, TX	1.0	1.0	540	$895	$1.66	43d	1	0.32mi
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	43d	1	0.37mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	43d	1	0.52mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	0.65mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.69mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	10d	1	0.72mi
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$1,040	$1.55	10d	5	0.86mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	0.87mi
3910 Polly St Dallas, TX	2.0	1.0	550	$1,100	$2.00	7d	1	0.95mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.96mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.99mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.99mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	1.03mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	43d	1	1.11mi
4942 Garland Ave Dallas, TX	3.0	1.0	1058	$1,600	$1.51	24d	1	1.30mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	1.32mi
801 Wayne St Dallas, TX	1.0	1.0	702	$995	$1.42	24d	1	1.43mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	7d	5	1.44mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $145,000 Active 222 DOM
2. 2026-06-17
   days on market $145,000 Active 221 DOM
3. 2026-06-16
   days on market $145,000 Active 220 DOM
4. 2026-06-15
   days on market $145,000 Active 219 DOM
5. 2026-06-13
   days on market $145,000 Active 217 DOM
6. 2026-06-09
   days on market $145,000 Active 213 DOM
7. 2026-06-08
   days on market $145,000 Active 212 DOM
8. 2026-06-07
   days on market $145,000 Active 211 DOM
9. 2026-06-04
   days on market $145,000 Active 208 DOM
10. 2026-06-03
    days on market $145,000 Active 207 DOM
11. 2026-06-02
    days on market $145,000 Active 206 DOM
12. 2026-06-02
    days on market $145,000 Active 205 DOM
13. 2026-05-31
    days on market $145,000 Active 204 DOM
14. 2025-11-08
    listed $145,000 Active 201-char remark

    Show marketing remark (201 chars)

    Great investment opportunity,  duplex 1 bedroom 1 bathroom on both sides with long-term tenants. Bonus, the seller is selling the adjacent lot (4521 Canal St)  0.0633 of an acre as a package.

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$210/yr (+$18/mo · 8.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 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: $16,513
• − Mortgage interest: −$8,122
• − Property taxes: −$2,443
• − Insurance: −$725
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,218
• Taxable loss: −$1,638
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,145/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

1 event — show timeline

• 2025-11-08 Listed $145,000 NTREIS

Property tax history

+8.2%/yr

Latest (2025): $2,443 · -0.4% YoY. Source: county tax records.