2806 E Atoll Dr · Dallas, TX 75216

$218,300

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 16 Days on market

Built 1951 0.34 ac lot Est $274k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORNER LOT, TREES, HARDWOOD FLOORS, LARGE ROOMS, LOTS OF SPACE, NEEDS SOME TLC, PROOF OF FUNDS REQUIRED FOR CASH OFFERS, FAX OFFERS TO 9729135110

Key facts

• Central living area
• Convenient access
• Spacious lot

Tags

• CENTRAL LIVING AREA
• SPACIOUS LOT
• OUTDOOR LIVING
• RENOVATION POTENTIAL
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property listed as residential single family; Subdivision: Cedar Crest Village 05
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; Second mortgage: No
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: Concrete and curbs; Dirt; Municipal utility district: No; See remarks for additional utilities
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1951
• Exterior features: Patio; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom includes a garden tub
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; One living area; One dining area; 5 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $213k (2.5% below list).
• Recommended offer: $213k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: John Neely Bryan El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 379 students, 97% FRL); John Lewis Social Justice Academy At O W Holmes (math 22% / reading 22%, grade F, #1,360 of 1,662 statewide, top 83%, 581 students, 100% FRL); Franklin D Roosevelt H S of Innovation (math 12% / reading 22%, grade F, #1,491 of 1,632 statewide, top 92%, 748 students, 96% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,129/mo this rent would consume 62% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $212,898 (2.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $274,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 Cape Cod Dr	0.24mi	3/2.0	1,617 (-2%)	3mo	$269,000	$166	79
1555 Cape Cod Dr	0.04mi	4/2.0 (+1)	1,744 (+6%)	1mo	$298,500	$171	79
2646 Downing Ave	0.30mi	4/1.0 (+1)	1,628 (-2%)	8mo	$150,000	$92	72
2725 Britton Dr	0.51mi	3/2.5	1,700 (+3%)	3mo	$335,000	$197	63
1559 E Ohio Ave	0.39mi	4/2.0 (+1)	1,560 (-6%)	2mo	$199,900	$128	62
2222 Belknap Ave	0.49mi	4/2.0 (+1)	1,680 (+2%)	5mo	$320,000	$190	61
3077 Sunnyvale St	0.65mi	3/2.0	1,585 (-4%)	3mo	$155,600	$98	57
1539 E Woodin Blvd	0.65mi	3/2.0	1,528 (-8%)	2mo	$289,000	$189	52
1439 E Louisiana Ave	0.74mi	3/2.5	1,550 (-6%)	1mo	$485,000	$313	49
1441 Oakley Ave	0.55mi	3/2.0	1,428 (-14%)	6mo	$220,000	$154	43
1652 E Overton Rd	0.72mi	3/2.0	1,511 (-8%)	8mo	$239,900	$159	42
1718 Presidio Ave	0.63mi	4/2.0 (+1)	1,420 (-14%)	6mo	$150,000	$106	33

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-30,781
• Equity at exit: $32,549

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-12,966
• Equity at exit: $18,875

Cash invested: $61,124 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$1,145
• Tax from tax record: −$417 /mo · $5,001/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $29

Break-even live

Break-even rent $2,092

Max offer price $218,300

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $91	+0% $29	+5% $-32	+10% $-94
Rent	-10% $-139	-5% $-55	+0% $29	+5% $113	+10% $198
Rate	-1.0pp $139	-0.5pp $85	base $29	+0.5pp $-27	+1.0pp $-85

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: $54,575
• Closing costs: $6,549
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Easter Ave Dallas, TX	3.0	2.0	1632	$2,200	$1.35	7d	1	0.08mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	26d	1	0.24mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	9d	1	0.31mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	45d	1	0.52mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	26d	1	0.60mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	24d	1	0.67mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	45d	1	0.69mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.84mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	45d	1	0.90mi
2628 S Marsalis Ave Dallas, TX	4.0	2.0	1656	$2,120	$1.28	1d	1	0.90mi
2830 S Marsalis Ave Dallas, TX	4.0	2.0	1960	$3,000	$1.53	45d	1	0.90mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	0.90mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	0.90mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	9d	1	0.95mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	1d	1	0.98mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	1.03mi
2526 Exeter Ave Dallas, TX	3.0	2.0	1520	$1,800	$1.18	12d	1	1.10mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	9d	1	1.13mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	45d	1	1.21mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	26d	1	1.26mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	45d	1	1.26mi
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	4d	1	1.29mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	4d	1	1.34mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	45d	1	1.35mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	4d	1	1.36mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	26d	1	1.38mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	0d	1	1.38mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	4d	1	1.38mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	8d	1	1.38mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,895	$1.61	1d	1	1.41mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	45d	1	1.48mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	45d	1	1.50mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,450	$1.31	1d	1	1.50mi

Listing history 11 events

1. 2026-06-21
   days on market $218,300 Active 16 DOM
2. 2026-06-18
   days on market $218,300 Active 13 DOM
3. 2026-06-17
   price $218,300 Active 12 DOM
4. 2026-06-17
   days on market $229,800 Active 12 DOM
5. 2026-06-16
   days on market $229,800 Active 11 DOM
6. 2026-06-15
   days on market $229,800 Active 10 DOM
7. 2026-06-13
   days on market $229,800 Active 8 DOM
8. 2026-06-09
   days on market $229,800 Active 4 DOM
9. 2026-06-08
   days on market $229,800 Active 3 DOM
10. 2026-06-07
    remarks 636-char remark
11. 2026-06-07
    listed $229,800 Active 2 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: $5,001 · $417/mo
• Projected year-2 tax: $5,001 · $417/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 1/10 Low
• 🌡 Heat 7/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,548
• − Mortgage interest: −$12,228
• − Property taxes: −$5,001
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$6,351
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,123/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

+318.6% since first listed

17 events — show timeline

• 2026-06-05 Listed $229,800 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2025-09-01 Relisted — NTREIS
• 2025-08-11 Contingent — NTREIS
• 2025-07-30 Price Changed $221,500 NTREIS
• 2025-07-18 Price Changed $224,950 NTREIS
• 2025-06-23 Relisted — NTREIS
• 2025-05-29 Contingent — NTREIS
• 2025-05-02 Price Changed $232,750 NTREIS
• 2025-03-10 Listed $245,000 NTREIS
• 2020-04-28 Sold (Public Records) — Public Records
• 2020-04-22 Sold (Public Records) — Public Records
• 2009-04-21 Sold (Public Records) — Public Records
• 2006-06-20 Sold (Public Records) — Public Records
• 2006-06-08 Sold (MLS) — NTREIS
• 2006-03-30 Listing Removed — NTREIS
• 2006-03-13 Listed $54,900 NTREIS

Property tax history

+7.4%/yr

Latest (2025): $5,001 · -0.4% YoY. Source: county tax records.