4859 Cedar Springs Rd #332 · Dallas, TX 75219

$70,000

1 bd · 1.0 ba · 629 sqft · Condo public records · 13 Days on market

Built 1970 $440/mo HOA · 31% of rent

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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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming River Oaks Condo in Prime Oak Lawn Location Nestled in the sought-after Landmark River Oaks community, this one-bedroom condo offers the perfect blend of opportunity and convenience. Surrounded by beautifully maintained grounds, greenbelts, and a peaceful creek, the property provides a serene escape right in the heart of the city. A fantastic choice for first-time buyers or long-term investors, the unit is currently leased month-to-month, offering immediate rental income with potential for long-term tenancy. It’s also an ideal project for those looking to add personal updates and value over time. Big walk-in closet and a balcony that overlooks the parking lot. Residents en

Key facts

• Secure gated parking
• River oaks community
• Close to shopping

Tags

• RIVER OAKS COMMUNITY
• SECURE GATED PARKING
• UNDERGROUND COVERED SPACES
• EASY ACCESS TO DALLAS
• CLOSE TO TOP RESTAURANTS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property is part of River Oaks Condos subdivision; Possession negotiable; subject to lease; Property is for sale
• HOA & community: Mandatory association; Monthly association fee of $440; HOA management by Worth Ross; Association covers full use of facilities, insurance, and grounds maintenance

Exterior

• Parking: Gated parking
• Security: Gated community access
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Residential condominium (attached); Built in 1970; One-story entry level
• Construction: Built in 1970
• Exterior features: Community pool (in-ground); Clubhouse; Common elevator; Gated community; Greenbelt

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: 1 bedroom (Primary bedroom on level 1 with walk-in closet)
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms; One-level layout; Walk-in closet(s); Other interior features
• Laundry & utility: On-site laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $41 ($496/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 7.0% 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: Maple Lawn El (math 28% / reading 29%, grade F, #2,706 of 4,322 statewide, top 63%, 502 students, 97% FRL); Thomas J Rusk Middle (math 20% / reading 21%, grade F, #1,407 of 1,662 statewide, top 86%, 443 students, 95% FRL); North Dallas H S (math 30% / reading 31%, grade F, #1,085 of 1,632 statewide, top 67%, 1,261 students, 82% FRL).
• Market conditions: Rents flat; 443 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); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 17% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; HOA is 31% of rent.
• Climate carrying-cost: 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 $70,000

Questions for the listing agent

1. Built in 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-11,700
• Equity at exit: $10,437

10-year hold

• IRR: -25.5%
• Equity multiple: 0.06×
• Total profit: $-18,428
• Equity at exit: $6,052

Cash invested: $19,600 (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 75219

• Rents YoY: 0.6%
• Active inventory: 443
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$367
• Tax from tax record: −$235 /mo · $2,814/yr
• Insurance: −$29
• HOA: −$440
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $41

Break-even live

Break-even rent $1,355

Max offer price $70,000

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $61	+0% $41	+5% $22	+10% $2
Rent	-10% $-70	-5% $-14	+0% $41	+5% $97	+10% $153
Rate	-1.0pp $77	-0.5pp $59	base $41	+0.5pp $23	+1.0pp $5

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4859 Cedar Springs Rd Dallas, TX	1.0	1.0	665	$1,250	$1.88	45d	2	0.04mi
4837 Cedar Springs Rd Dallas, TX	1.0	1.0	665	$1,525	$2.29	45d	2	0.06mi
4837 Cedar Springs Rd #110 Dallas, TX	1.0	1.0	665	$1,800	$2.71	26d	1	0.06mi
2833 Kings Rd Dallas, TX	1.0	1.0	750	$1,260	$1.68	16d	1	0.10mi
2833 Kings Rd Dallas, TX	1.0	1.0	690	$1,180	$1.71	45d	2	0.13mi
3102 Kings Rd Dallas, TX	1.0–2.0	1.0–2.0	806	$1,390	$1.72	5d	4	0.15mi
4612 Cedar Springs Rd Dallas, TX	1.0	1.0	650	$1,515	$2.33	45d	1	0.15mi
4612 Cedar Springs Rd Dallas, TX	1.0	1.0	650	$1,515	$2.33	21d	1	0.15mi
5051 Lahoma St Dallas, TX	1.0	1.0	636	$1,312	$2.06	45d	3	0.16mi
4605 Cedar Springs Rd Apt 220 Dallas, TX	1.0	1.0	749	$1,550	$2.07	45d	1	0.17mi
5011 Lahoma St Dallas, TX	1.0	1.0	608	$957	$1.57	26d	1	0.17mi
4606 Cedar Springs Rd Dallas, TX	1.0–3.0	1.0–2.0	1001	$1,140	$1.14	1d	40	0.22mi
5143 Vandelia St Dallas, TX	1.0	1.0	642	$1,300	$2.02	9d	1	0.23mi
5143 Vandelia St Dallas, TX	1.0	1.0	642	$1,300	$2.02	45d	1	0.23mi
5151 Vandelia St Dallas, TX	2.0	1.0–2.0	655	$1,150	$1.75	8d	6	0.24mi
5151 Vandelia St Unit 211-2 Dallas, TX	—	1.0	469	$999	$2.13	45d	1	0.24mi
5156 Vandelia St Dallas, TX	1.0	1.0	652	$1,275	$1.96	1d	1	0.26mi
4505 Cedar Springs Rd Dallas, TX	1.0	1.0	665	$1,285	$1.93	26d	1	0.30mi
4730 Fairmount St Dallas, TX	1.0–2.0	1.0–2.5	971	$1,309	$1.35	0d	37	0.31mi
2909 Lucas Dr Apt 101 Dallas, TX	1.0	1.0	520	$1,395	$2.68	45d	1	0.31mi
2909 Lucas Dr Unit 103 Dallas, TX	1.0	1.0	520	$1,395	$2.68	26d	1	0.31mi
3280 Cedarplaza Ln Dallas, TX	1.0–2.0	1.0–2.0	774	$1,099	$1.42	8d	4	0.34mi
3443 Mahanna St Dallas, TX	1.0	1.0	612	$1,340	$2.19	9d	9	0.35mi
4633 Fairmount St Dallas, TX	1.0	1.0	555	$1,200	$2.16	21d	1	0.36mi
3328 Cedarplaza Ln Dallas, TX	1.0–2.0	1.0–2.5	842	$1,224	$1.45	6d	15	0.38mi
3136 Hudnall St Dallas, TX	3.0	2.5	919	$1,050	$1.14	0d	76	0.38mi
3383 Cedarplaza Ln Dallas, TX	2.0	1.0–2.0	876	$1,937	$2.21	3d	13	0.39mi
2924 Lucas Dr Dallas, TX	2.0	1.0–2.0	894	$1,670	$1.87	0d	25	0.39mi
5001 Bowser Ave #103 Dallas, TX	1.0	1.0	500	$1,250	$2.50	8d	1	0.40mi
5001 Bowser Ave #104 Dallas, TX	1.0	1.0	500	$1,095	$2.19	9d	1	0.40mi
3152 Hudnall St Dallas, TX	1.0	1.0	602	$1,050	$1.74	23d	1	0.41mi
5000 Bowser Ave Unit 213 Dallas, TX	1.0	1.0	373	$950	$2.55	45d	1	0.44mi
5212 Fleetwood Oaks Ave #102 Dallas, TX	1.0	1.0	698	$1,250	$1.79	22d	1	0.44mi
4335 Cedar Springs Rd Dallas, TX	1.0–2.0	1.0–1.5	775	$1,200	$1.55	45d	2	0.45mi
5010 Bowser Ave Apt 106 Dallas, TX	—	1.0	373	$900	$2.41	45d	1	0.45mi
2517 Amelia St Dallas, TX	1.0	1.0	698	$1,250	$1.79	45d	1	0.45mi
5234 Fleetwood Oaks Ave #219 Dallas, TX	1.0	1.0	698	$1,500	$2.15	45d	1	0.49mi
3301 Hudnall St Dallas, TX	1.0	1.0	741	$1,542	$2.08	0d	24	0.50mi
2935 Wycliff Ave Dallas, TX	1.0	1.0	621	$1,660	$2.67	45d	1	0.50mi
2935 Wycliff Ave Dallas, TX	1.0	1.0	621	$1,660	$2.67	23d	1	0.50mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   historical Active Option Contract
3. 2026-04-17
   listed $70,000 Active
4. 1996-06-13
   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: $2,814 · $235/mo
• Projected year-2 tax: $2,814 · $235/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 ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,893
• − Mortgage interest: −$3,921
• − Property taxes: −$2,814
• − Insurance: −$350
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − HOA: −$5,280
• − Depreciation: −$2,036
• Taxable loss: −$211
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $547/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): 23,934
• Household income: $102,364
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 1475.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 18% Other Indo-European 3% Chinese 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: ▼ -124.82%
• Current HPI: 214.4564
• Rent YoY: ▲ 0.56%
• 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

4 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-17 Listed $70,000 NTREIS
• 1996-06-13 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,814 · -1.6% YoY. Source: county tax records.