8914 Cardella Ave · Dallas, TX 75217

$169,900

2 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 24 Days on market

Built 1951 7,275 sqft lot Est $157k · 8% over

---

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 +13.8/30.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• ARV discount +3.8/15.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

Key facts

• Covered front porch
• Walk-in closets
• Storage shed

Tags

• WALK-IN CLOSETS
• COVERED FRONT PORCH
• SPACIOUS DRIVEWAY
• STORAGE SHED
• LARGE BACKYARD PATIO

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA / association

Exterior

• Parking: Enclosed carport; Driveway; Two carport spaces; One covered space
• Utilities: City water; City sewer; Cable available; No municipal utility district
• Home design: Single-family residence; One level; Residential property; Not attached to another property
• Construction: Built in 1951; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Outdoor storage

Interior

• Kitchen: Gas cooktop; Gas range
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms
• Interior features: Five total rooms; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $16 ($196/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 $169k (0.6% below list).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: William M Anderson El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 504 students, 100% FRL); Young Women'S Steam Academy At Balch Springs Middl (math 31% / reading 34%, grade F, #947 of 1,662 statewide, top 58%, 869 students, 91% FRL); H Grady Spruce H S (math 21% / reading 18%, grade F, #1,424 of 1,632 statewide, top 88%, 1,558 students, 96% FRL).
• Market conditions: Rents rising (+1.0%/yr); 203 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 36% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $170k implies a 996% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.99% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $157,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8904 Briley Rd	0.23mi	3/2.0 (+1)	1,048 (+5%)	4mo	$217,000	$207	71
9631 Silver Meadow Dr	0.71mi	2/1.0	1,008 (+1%)	3mo	$145,000	$144	61
8544 Eden Valley Ln	0.44mi	2/1.0	894 (-11%)	8mo	$165,000	$185	53
8818 Cardella Ave	0.07mi	2/1.0	864 (-14%)	24mo	$105,000	$122	53
9223 Marvel Dr	0.56mi	3/1.0 (+1)	926 (-7%)	3mo	$179,990	$194	52
1002 N Saint Augustine Dr	0.56mi	3/1.0 (+1)	1,022 (+2%)	14mo	$179,999	$176	52
8707 Slay St	0.26mi	3/1.0 (+1)	1,090 (+9%)	18mo	$167,200	$153	51
9703 Silver Meadow Dr	0.72mi	3/1.0 (+1)	980 (-2%)	13mo	$125,000	$128	45
729 Manhattan Dr	0.67mi	3/2.0 (+1)	1,085 (+8%)	17mo	$170,000	$157	34
8634 Comer Dr	0.66mi	3/1.0 (+1)	1,112 (+11%)	12mo	$169,900	$153	34
8717 Odom Dr	0.44mi	3/1.0 (+1)	864 (-14%)	21mo	$150,000	$174	32

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

Projected returns pro-forma

-3.0% appreciation · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-29,679
• Equity at exit: $25,333

10-year hold

• IRR: -15.2%
• Equity multiple: 0.22×
• Total profit: $-37,059
• Equity at exit: $14,690

Cash invested: $47,572 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 203
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$891
• Tax from tax record: −$357 /mo · $4,280/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $16

Break-even live

Break-even rent $1,669

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $64	+0% $16	+5% $-32	+10% $-80
Rent	-10% $-117	-5% $-50	+0% $16	+5% $83	+10% $150
Rate	-1.0pp $102	-0.5pp $60	base $16	+0.5pp $-28	+1.0pp $-73

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8714 Quinn St Unit B Dallas, TX	2.0	2.0	1090	$1,495	$1.37	26d	1	0.27mi
1007 Boquillas Ct Dallas, TX	3.0	2.0	1302	$1,895	$1.46	45d	1	0.32mi
9605 Kittyhawk Ln Dallas, TX	3.0	2.0	1019	$2,200	$2.16	20d	1	0.57mi
8438 Maddox St Dallas, TX	2.0	1.0	784	$1,450	$1.85	4d	1	0.60mi
9807 Tamalpais Dr Dallas, TX	3.0	2.0	1493	$1,985	$1.33	45d	1	0.75mi
250 Prairie Grove Dr Dallas, TX	3.0	2.0	1164	$1,770	$1.52	14d	1	1.00mi
8120 Rayville Dr Dallas, TX	2.0	1.0	960	$1,495	$1.56	26d	1	1.04mi
912 Carom Way Dallas, TX	3.0	2.0	1156	$1,740	$1.51	0d	1	1.14mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	26d	1	1.16mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	1.16mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	45d	1	1.24mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	1.25mi
9605 Grady Ln Dallas, TX	3.0	2.0	950	$700	$0.74	4d	1	1.26mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	1.27mi
10500 Lake June Rd Unit E07 Dallas, TX	2.0	1.5	1141	$1,150	$1.01	0d	1	1.29mi
10500 Lake June Rd Dallas, TX	2.0	1.5	1141	$1,172	$1.03	8d	2	1.30mi
10410 Cymbal Dr Dallas, TX	2.0	1.5	1128	$1,350	$1.20	1d	1	1.33mi
810 Pleasant Hills Dr Dallas, TX	3.0	2.0	1305	$1,799	$1.38	45d	1	1.36mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	45d	1	1.38mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	26d	1	1.42mi
840 Pleasant Hills Dr Dallas, TX	3.0	2.0	1011	$2,200	$2.18	1d	1	1.44mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	15d	1	1.46mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	1.47mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	1.47mi

Listing history 46 events

1. 2026-06-21
   days on market $169,900 Active 24 DOM
2. 2026-06-18
   days on market $169,900 Active 21 DOM
3. 2026-06-17
   price $169,900 Active 20 DOM
4. 2026-06-17
   days on market $179,900 Active 20 DOM
5. 2026-06-16
   days on market $179,900 Active 19 DOM
6. 2026-06-15
   days on market $179,900 Active 18 DOM
7. 2026-06-13
   days on market $179,900 Active 16 DOM
8. 2026-06-09
   days on market $179,900 Active 12 DOM
9. 2026-06-08
   days on market $179,900 Active 11 DOM
10. 2026-06-07
    days on market $179,900 Active 10 DOM
11. 2026-06-04
    days on market $179,900 Active 7 DOM
12. 2026-06-03
    days on market $179,900 Active 6 DOM
13. 2026-06-02
    days on market $179,900 Active 5 DOM
14. 2026-06-01
    days on market $179,900 Active 4 DOM
15. 2026-05-31
    days on market $179,900 Active 3 DOM
16. 2026-05-28
    listed $179,900 Active
17. 2025-07-31
    historical $1,595
18. 2025-07-18
    listed $1,595
19. 2023-11-29
    historical $1,390
20. 2023-11-21
    price $1,390
21. 2023-11-07
    price $1,425
22. 2023-10-29
    price $1,460
23. 2023-10-20
    listed $1,495
24. 2023-10-02
    price $179,900
25. 2023-09-23
    price $183,000
26. 2023-09-13
    price $187,000
27. 2023-09-08
    status Active
28. 2023-09-02
    historical
29. 2023-08-22
    status Active
30. 2023-08-18
    historical Active Option Contract
31. 2023-08-06
    status Active
32. 2023-07-25
    historical Active Option Contract
33. 2023-07-14
    price $194,900
34. 2023-07-01
    price $199,900
35. 2023-06-23
    status Active
36. 2023-06-20
    historical Active Option Contract
37. 2023-06-13
    price $205,000
38. 2023-06-02
    listed $210,000 Active
39. 2022-01-07
    soldstatus Sold 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

40. 2021-12-18
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

41. 2021-12-15
    status Active 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

42. 2021-12-08
    historical Active Option Contract 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

43. 2021-12-03
    price $160,000 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

44. 2021-11-19
    price $170,000 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

45. 2021-10-27
    listed $175,000 Active 153-char remark

    Show marketing remark (153 chars)

    Motivated seller! Cute 2 bedroom home with a large back yard. Plenty of parking in drive-way with an outbuilding and a storage. Buyer to purchase survey.

46. 2005-06-09
    soldstatus $15,500

ⓘ 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: $4,280 · $357/mo
• Projected year-2 tax: $4,280 · $357/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,274
• − Mortgage interest: −$9,517
• − Property taxes: −$4,280
• − Insurance: −$850
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,943
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $810/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+1060.6% since first listed

31 events — show timeline

• 2026-05-28 Listed $179,900 NTREIS
• 2025-07-31 Rental Removed $1,595 RENTLY
• 2025-07-18 Listed for Rent $1,595 RENTLY
• 2023-11-29 Rental Removed $1,390 RENTLY
• 2023-11-21 Price Changed $1,390 RENTLY
• 2023-11-07 Price Changed $1,425 RENTLY
• 2023-10-29 Price Changed $1,460 RENTLY
• 2023-10-20 Listed for Rent $1,495 RENTLY
• 2023-10-02 Price Changed $179,900 NTREIS
• 2023-09-23 Price Changed $183,000 NTREIS
• 2023-09-13 Price Changed $187,000 NTREIS
• 2023-09-08 Relisted — NTREIS
• 2023-09-02 Listing Removed — NTREIS
• 2023-08-22 Relisted — NTREIS
• 2023-08-18 Contingent — NTREIS
• 2023-08-06 Relisted — NTREIS
• 2023-07-25 Contingent — NTREIS
• 2023-07-14 Price Changed $194,900 NTREIS
• 2023-07-01 Price Changed $199,900 NTREIS
• 2023-06-23 Relisted — NTREIS
• 2023-06-20 Contingent — NTREIS
• 2023-06-13 Price Changed $205,000 NTREIS
• 2023-06-02 Listed $210,000 NTREIS
• 2022-01-07 Sold (MLS) — NTREIS
• 2021-12-18 Pending — NTREIS
• 2021-12-15 Relisted — NTREIS
• 2021-12-08 Contingent — NTREIS
• 2021-12-03 Price Changed $160,000 NTREIS
• 2021-11-19 Price Changed $170,000 NTREIS
• 2021-10-27 Listed $175,000 NTREIS
• 2005-06-09 Sold (Public Records) $15,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $4,280 · -0.4% YoY. Source: county tax records.