3206 N Jim Miller Rd · Dallas, TX 75227

$115,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 45 Days on market

Built 1930 7,405 sqft lot $122/sqft · 16% below area Est $195k · 41% 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).

• Cash flow +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special with Income Potential in Prime Dallas Location! Unlock the potential of this unique property located in a centrally positioned Dallas neighborhood. This is a cash or hard money opportunity ideal for investors, builders, or buyers looking for their next full renovation project. The main home features a 2-bedroom, 1-bath layout, ready for a complete transformation. While the interior is not currently livable and requires a full remodel, the property offers a solid foundation to create something truly special. Adding to the value is a detached ~400 sqft 1-bedroom, 1-bath apartment, already equipped with plumbing and electrical—perfect for future rental income, guest quarters, or a private office space once renovated. A recently updated electrical panel is already in place, helping jumpstart your renovation plans. Situated in a central Dallas location with convenient access to major highways, shopping, and dining, this property offers strong upside for those with vision. Endless potential for the right buyer—bring your contractor and your imagination!

Key facts

• Detached apartment
• Central location
• 7,405 sq ft lot

Tags

• PRIME DALLAS LOCATION
• DETACHED APARTMENT
• UPDATED ELECTRICAL PANEL
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $77 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 45 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1930 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 7.1

CMA / ARV

• ARV (median comp): $194,799
• List price: $115,000
• Delta: -40.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6925 Kennison Dr	0.08mi	2/1.0	956 (+1%)	1mo	$175,000	$183	93
7007 Day St	0.17mi	2/1.0	1,050 (+11%)	8mo	$150,000	$143	66
7050 Bates St	0.17mi	2/1.0	1,065 (+13%)	7mo	$179,900	$169	65
7032 Wofford Ave	0.23mi	2/1.0	856 (-9%)	11mo	$139,000	$162	64
6902 Hollis Ave	0.14mi	3/2.0 (+1)	1,062 (+12%)	12mo	$185,000	$174	54
6930 Parkdale Dr	0.36mi	2/1.0	1,080 (+14%)	11mo	$109,999	$102	50
6463 Wofford Ave	0.64mi	3/2.0 (+1)	1,000 (+6%)	22mo	$239,000	$239	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-17,573
• Equity at exit: $17,147

10-year hold

• IRR: -15.7%
• Equity multiple: 0.26×
• Total profit: $-23,733
• Equity at exit: $9,943

Cash invested: $32,200 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$603
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $77

Break-even live

Break-even rent $1,252

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $109	+0% $77	+5% $44	+10% $11
Rent	-10% $-30	-5% $23	+0% $77	+5% $130	+10% $183
Rate	-1.0pp $134	-0.5pp $106	base $77	+0.5pp $47	+1.0pp $16

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Elva Ave Dallas, TX	2.0	1.0	950	$1,500	$1.58	44d	1	0.16mi
6620 Hollis Ave Dallas, TX	1.0	1.0	656	$895	$1.36	18d	1	0.38mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	44d	1	0.65mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	4d	1	0.65mi
6415 Latta St Unit 1 Dallas, TX	1.0	1.0	1110	$1,365	$1.23	44d	1	0.65mi
6401 Hollis Ave Unit 6403 Dallas, TX	1.0	1.0	600	$850	$1.42	8d	1	0.65mi
6401 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	44d	1	0.65mi
6365 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	8d	1	0.66mi
6365 Hollis Ave Dallas, TX	1.0	1.0	589	$1,000	$1.70	44d	1	0.66mi
6363 Hollis Ave Unit 6365 Dallas, TX	1.0	1.0	600	$850	$1.42	8d	1	0.66mi
7315 Toland St Dallas, TX	3.0	2.0	1076	$1,700	$1.58	16d	1	0.75mi
6318 Belgrade Ave Dallas, TX	3.0	1.0	1022	$1,650	$1.61	19d	1	0.78mi
2910 Prichard Ln Dallas, TX	1.0–2.0	1.0	665	$1,250	$1.88	0d	18	0.80mi
7046 Forney Rd Dallas, TX	3.0	2.0	956	$1,700	$1.78	4d	1	0.89mi
6205 Lovett Ave Unit L Dallas, TX	3.0	2.0	1000	$1,649	$1.65	5d	1	1.11mi
6205 Lovett Ave Dallas, TX	3.0	2.0	1000	$1,699	$1.70	16d	1	1.11mi
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	7d	1	1.35mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	1.36mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	44d	1	1.49mi

Listing history 3 events

1. 2026-05-02
   price $127,989 1098-char remark

   Show marketing remark (1098 chars)

   Investor Special with Income Potential in Prime Dallas Location! Unlock the potential of this unique property located in a centrally positioned Dallas neighborhood. This is a cash or hard money opportunity ideal for investors, builders, or buyers looking for their next full renovation project. The main home features a 2-bedroom, 1-bath layout, ready for a complete transformation. While the interior is not currently livable and requires a full remodel, the property offers a solid foundation to create something truly special. Adding to the value is a detached ~400 sqft 1-bedroom, 1-bath apartment, already equipped with plumbing and electrical—perfect for future rental income, guest quarters, or a private office space once renovated. A recently updated electrical panel is already in place, helping jumpstart your renovation plans. Situated in a central Dallas location with convenient access to major highways, shopping, and dining, this property offers strong upside for those with vision. Endless potential for the right buyer—bring your contractor and your imagination!

2. 2026-04-11
   listed $127,990 Active 1098-char remark

   Show marketing remark (1098 chars)

   Investor Special with Income Potential in Prime Dallas Location! Unlock the potential of this unique property located in a centrally positioned Dallas neighborhood. This is a cash or hard money opportunity ideal for investors, builders, or buyers looking for their next full renovation project. The main home features a 2-bedroom, 1-bath layout, ready for a complete transformation. While the interior is not currently livable and requires a full remodel, the property offers a solid foundation to create something truly special. Adding to the value is a detached ~400 sqft 1-bedroom, 1-bath apartment, already equipped with plumbing and electrical—perfect for future rental income, guest quarters, or a private office space once renovated. A recently updated electrical panel is already in place, helping jumpstart your renovation plans. Situated in a central Dallas location with convenient access to major highways, shopping, and dining, this property offers strong upside for those with vision. Endless potential for the right buyer—bring your contractor and your imagination!

3. 1985-06-27
   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: $4,055 · $338/mo
• Projected year-2 tax: $4,055 · $338/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,184
• − Mortgage interest: −$6,442
• − Property taxes: −$4,055
• − Insurance: −$575
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,345
• Taxable loss: −$823
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,116/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-0.0% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $127,989 NTREIS
• 2026-04-11 Listed $127,990 NTREIS
• 1985-06-27 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,055 · -0.4% YoY. Source: county tax records.