1931 Muncie Ave · Dallas, TX 75212

$449,000

3 bd · 2.5 ba · 2,093 sqft · Land · 76 Days on market

Built 2025 7,100 sqft lot $215/sqft · 16% below area Est $538k · 16% under ↓ 17% since listing

---

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).

• ARV discount +14.9/15.0
• Cash flow +11.2/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.4/5.0

Listing remarks MLS

Major PRICE reduction on this beautiful newley constructed home near Trinity Groves. The home has a sophisticated modern design that features an open floorplan with hardwood floors throughout the house with a lot of natural light. The kitchen is a gourmets paradise and includes quarts counter tops and stain less steel appliances, a walk in pantry and white cabinets. There are three bedrooms and a study. The primary suite is a true retreat with a vaulted ceiling and luxurious en-suite spa like master bath featuring a seperate tub and shower and large walk in closet. The secondary bedrooms share a full bath with double sinks. There is a half bathroom for guest. The expansive fenced backyard has room for a pool and outdoor kitchen.This home is a rare gem located in up and coming area near Downtown Dallas and major retail on Singleton such as Saint Rocco's, Beto & Son's, Kate Weiser Chocolate Experience and Bishop Arts. Motivated seller will consider all resonable offers.

Key facts

• White cabinets
• Open floorplan
• Quartz counter tops

Tags

• OPEN FLOORPLAN
• HARDWOOD FLOORS
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• WHITE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $449k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (27.7% below list).
• Recommended offer: $325k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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: Jesus Moroles Expressive Arts Vanguard (math 23% / reading 43%, grade F, #2,208 of 4,322 statewide, top 52%, 627 students, 75% 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) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,247/mo this rent would consume 65% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $324,651 (27.7% 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 76 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.72% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $537,524
• List price: $449,000
• Delta: -16.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.8%
• Equity multiple: 2.75×
• Total profit: $219,538
• Equity at exit: $404,495

10-year hold

• IRR: 19.1%
• Equity multiple: 6.10×
• Total profit: $641,275
• Equity at exit: $872,308

Cash invested: $125,720 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$187
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-241

Break-even live

Break-even rent $3,552

Max offer price $406,422

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-114	+0% $-241	+5% $-368	+10% $-495
Rent	-10% $-497	-5% $-369	+0% $-241	+5% $-113	+10% $15
Rate	-1.0pp $-15	-0.5pp $-127	base $-241	+0.5pp $-357	+1.0pp $-476

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	45d	1	0.12mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	12d	1	0.13mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	0.22mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.40mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.44mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.44mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.47mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	14d	1	0.47mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.48mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	26d	1	0.49mi
3226 Navaro St Dallas, TX	3.0	2.0	1547	$2,500	$1.62	45d	1	0.51mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	0.51mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.51mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	0.55mi
1293 Clifftop Ln Dallas, TX	2.0	2.5	1411	$2,900	$2.06	45d	1	0.61mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	14d	1	0.62mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	6d	1	0.63mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.65mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.66mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	5d	1	0.70mi
1010 Singleton Blvd Unit 1043 Dallas, TX	3.0	2.0	1581	$3,127	$1.98	0d	1	0.70mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	0.71mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	9d	1	0.74mi
1723 Shaw St Dallas, TX	4.0	3.0	1720	$2,699	$1.57	9d	1	0.77mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	45d	1	0.77mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	45d	1	0.79mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	0.81mi
1610 Life Ave Dallas, TX	3.0	2.5	1657	$2,800	$1.69	45d	1	0.82mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	0.84mi
3517 Chicago St Dallas, TX	3.0	3.0	1538	$1,200	$0.78	8d	1	0.84mi
1330 Winding Brook Ln Unit 1363 Dallas, TX	3.0	2.0	1536	$1,875	$1.22	0d	1	0.84mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	0d	5	0.90mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	45d	1	0.93mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	14d	1	0.97mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	24d	1	0.97mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	0.98mi
750 Fort Worth Ave Dallas, TX	3.0	1.0–2.0	1000	$2,149	$2.15	0d	23	1.02mi
2214 Rook Dr Dallas, TX	2.0	2.5	1560	$2,850	$1.83	45d	1	1.06mi
2220 Rook Dr Dallas, TX	2.0	2.5	1560	$2,850	$1.83	46d	1	1.06mi
2220 Rook Dr Dallas, TX	2.0	2.5	1516	$2,800	$1.85	8d	1	1.06mi

Listing history 26 events

1. 2026-06-21
   days on market $449,000 Active 76 DOM
2. 2026-06-18
   days on market $449,000 Active 73 DOM
3. 2026-06-17
   days on market $449,000 Active 72 DOM
4. 2026-06-16
   days on market $449,000 Active 71 DOM
5. 2026-06-15
   days on market $449,000 Active 70 DOM
6. 2026-06-13
   days on market $449,000 Active 68 DOM
7. 2026-06-09
   days on market $449,000 Active 64 DOM
8. 2026-06-08
   days on market $449,000 Active 63 DOM
9. 2026-06-07
   days on market $449,000 Active 62 DOM
10. 2026-06-04
    days on market $449,000 Active 59 DOM
11. 2026-06-03
    days on market $449,000 Active 58 DOM
12. 2026-06-02
    days on market $449,000 Active 57 DOM
13. 2026-06-01
    days on market $449,000 Active 56 DOM
14. 2026-05-31
    days on market $449,000 Active 55 DOM
15. 2026-05-05
    price $449,000 986-char remark

    Show marketing remark (986 chars)

    Major PRICE reduction on this beautiful newley constructed home near Trinity Groves. The home has a sophisticated modern design that features an open floorplan with hardwood floors throughout the house with a lot of natural light. The kitchen is a gourmets paradise and includes quarts counter tops and stain less steel appliances, a walk in pantry and white cabinets. There are three bedrooms and a study. The primary suite is a true retreat with a vaulted ceiling and luxurious en-suite spa like master bath featuring a seperate tub and shower and large walk in closet. The secondary bedrooms share a full bath with double sinks. There is a half bathroom for guest. The expansive fenced backyard has room for a pool and outdoor kitchen.This home is a rare gem located in up and coming area near Downtown Dallas and major retail on Singleton such as Saint Rocco's, Beto & Son's, Kate Weiser Chocolate Experience and Bishop Arts. Motivated seller will consider all resonable offers.

16. 2026-04-23
    price $459,000 986-char remark

    Show marketing remark (986 chars)

    Major PRICE reduction on this beautiful newley constructed home near Trinity Groves. The home has a sophisticated modern design that features an open floorplan with hardwood floors throughout the house with a lot of natural light. The kitchen is a gourmets paradise and includes quarts counter tops and stain less steel appliances, a walk in pantry and white cabinets. There are three bedrooms and a study. The primary suite is a true retreat with a vaulted ceiling and luxurious en-suite spa like master bath featuring a seperate tub and shower and large walk in closet. The secondary bedrooms share a full bath with double sinks. There is a half bathroom for guest. The expansive fenced backyard has room for a pool and outdoor kitchen.This home is a rare gem located in up and coming area near Downtown Dallas and major retail on Singleton such as Saint Rocco's, Beto & Son's, Kate Weiser Chocolate Experience and Bishop Arts. Motivated seller will consider all resonable offers.

17. 2026-04-06
    listed $479,900 Active 986-char remark

    Show marketing remark (986 chars)

    Major PRICE reduction on this beautiful newley constructed home near Trinity Groves. The home has a sophisticated modern design that features an open floorplan with hardwood floors throughout the house with a lot of natural light. The kitchen is a gourmets paradise and includes quarts counter tops and stain less steel appliances, a walk in pantry and white cabinets. There are three bedrooms and a study. The primary suite is a true retreat with a vaulted ceiling and luxurious en-suite spa like master bath featuring a seperate tub and shower and large walk in closet. The secondary bedrooms share a full bath with double sinks. There is a half bathroom for guest. The expansive fenced backyard has room for a pool and outdoor kitchen.This home is a rare gem located in up and coming area near Downtown Dallas and major retail on Singleton such as Saint Rocco's, Beto & Son's, Kate Weiser Chocolate Experience and Bishop Arts. Motivated seller will consider all resonable offers.

18. 2026-03-30
    historical
19. 2026-03-26
    price $479,900
20. 2026-03-16
    price $489,900
21. 2026-03-06
    price $499,900
22. 2026-03-06
    price $499,500
23. 2026-02-18
    price $499,900
24. 2026-02-05
    price $519,000
25. 2026-01-14
    listed $539,000 Active
26. 2023-09-19
    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: $2,371 · $198/mo
• Projected year-2 tax: $8,217 · $685/mo
• Expected delta: +$5,845/yr (+$487/mo · 246.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,958
• − Mortgage interest: −$25,151
• − Property taxes: −$2,371
• − Insurance: −$3,042
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − Depreciation: −$13,062
• Taxable loss: −$10,902
• Est. tax savings @ 24.0%: +$2,616
• After-tax cash flow: $-276/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

-16.7% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $449,000 NTREIS
• 2026-04-23 Price Changed $459,000 NTREIS
• 2026-04-06 Listed $479,900 NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2026-03-26 Price Changed $479,900 NTREIS
• 2026-03-16 Price Changed $489,900 NTREIS
• 2026-03-06 Price Changed $499,900 NTREIS
• 2026-03-06 Price Changed $499,500 NTREIS
• 2026-02-18 Price Changed $499,900 NTREIS
• 2026-02-05 Price Changed $519,000 NTREIS
• 2026-01-14 Listed $539,000 NTREIS
• 2023-09-19 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,371 · -0.4% YoY. Source: county tax records.