6039 Blunter St · Dallas, TX 75241

$185,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 50 Days on market

Built 1999 0.29 ac lot $175/sqft · 17% below area Est $223k · 17% 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 +14.8/30.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting 3-bedroom, 2-bath home nestled in the quiet Highland Hills neighborhood. Offering 1,056 sq. ft. of functional living space, this single-story residence features central air and a convenient covered driveway. The standout feature is the massive backyard, providing ample space for outdoor activities, gardening, or pets. Ideally situated for commuters with quick access to I-20 and I-45, and just minutes from Glendale Park. A perfect opportunity for first-time buyers or investors seeking value in a growing community.

Key facts

• Quick access to i-45
• Massive backyard
• Covered driveway

Tags

• MASSIVE BACKYARD
• COVERED DRIVEWAY
• QUICK ACCESS TO I-20
• QUICK ACCESS TO I-45
• MINUTES FROM GLENDALE PARK

Property features AI

Finance

• Other: Possession at closing/funding; MLS status: Active
• Financial info: Listing terms: Cash or Conventional; Transaction type: For sale
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Covered parking; Two covered/carport spaces
• Utilities: City water; City sewer; Asphalt access; Municipal utility district
• Home design: Single-family residence; Residential property; Built in 1999; One story
• Construction: Year built: 1999
• Exterior features: Lot under 0.5 acre (about 0.285 acres); Subdivision: Carver Heights; Directions: From I-20 Westbound take Exit 472. Turn right onto Bonnie View Rd and drive north ~1.3 miles. At Simpson Stuart Rd turn left. Continue and turn left on Tracy Rd.

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Kitchen (14 x 16)
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (11 x 11); Bedroom on level 1 (11 x 10); Bedroom on level 1 (10 x 10)
• Bathrooms: Two full bathrooms
• Interior features: One-level layout; Five total rooms; One living area; One dining area; Other interior features
• Laundry & utility: Individual water meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $49 ($593/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Whitney M Young Jr El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 313 students, 91% FRL).
• Zoned-school proficiency averages 12% at this address vs 34% district-wide (-22 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 soft (-2.8%/yr); 207 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($54k/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 $6k 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 50 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $223,352
• List price: $185,000
• Delta: -17.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6227 Teague Dr	0.19mi	3/2.0	1,142 (+8%)	0mo	$220,000	$193	77
2516 Fatima Ave	0.37mi	3/2.0	1,152 (+9%)	7mo	$190,000	$165	62
2465 Kemp St	0.37mi	3/2.0	1,120 (+6%)	14mo	$219,000	$196	61
6437 Leana Ave	0.45mi	3/1.0	1,164 (+10%)	1mo	$209,900	$180	57
6424 Teague Dr	0.32mi	3/1.0	912 (-14%)	3mo	$125,000	$137	56
6341 Leaning Oaks St	0.70mi	3/1.5	1,042 (-1%)	11mo	$189,900	$182	54
3464 Pinebrook Dr	0.68mi	3/1.5	1,149 (+9%)	2mo	$200,000	$174	50
3474 Pacesetter Dr	0.75mi	3/1.5	1,164 (+10%)	3mo	$189,500	$163	43
3450 Pacesetter Dr	0.72mi	4/1.5 (+1)	1,100 (+4%)	13mo	$210,000	$191	42
3423 Judge Dupree Dr	0.73mi	4/2.0 (+1)	1,187 (+12%)	10mo	$210,000	$177	32
3221 Little River Dr	0.66mi	3/2.0	1,202 (+14%)	17mo	$190,000	$158	32
6354 Cinnamon Oaks	0.75mi	4/2.0 (+1)	1,202 (+14%)	8mo	$238,400	$198	30

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-32,168
• Equity at exit: $27,584

10-year hold

• IRR: -18.8%
• Equity multiple: 0.14×
• Total profit: $-44,561
• Equity at exit: $15,995

Cash invested: $51,800 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$970
• Tax from tax record: −$373 /mo · $4,478/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $49

Break-even live

Break-even rent $1,798

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	44d	1	0.22mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	3d	33	0.37mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	24d	1	0.39mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	7d	1	0.40mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	44d	1	0.45mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	3d	7	0.54mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,083	$1.19	2d	9	0.65mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	6d	1	0.66mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	4d	1	0.67mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	1d	9	0.71mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	44d	1	0.72mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	44d	1	0.81mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	7d	7	0.81mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	2d	1	0.86mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	4d	1	0.89mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	44d	1	0.91mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	2d	1	0.96mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	7d	1	1.01mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	17d	1	1.06mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	4d	1	1.06mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	7d	1	1.08mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	44d	1	1.09mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	21d	1	1.14mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	24d	1	1.15mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	44d	1	1.18mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	44d	1	1.22mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	1.22mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	4d	1	1.23mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	7d	1	1.29mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	44d	1	1.35mi
2529 Morgan Dr Dallas, TX	2.0	1.0	842	$1,650	$1.96	24d	1	1.44mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	7d	1	1.47mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	1.48mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	24d	1	1.49mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 50 DOM
2. 2026-06-17
   days on market $185,000 Active 49 DOM
3. 2026-06-16
   days on market $185,000 Active 48 DOM
4. 2026-06-15
   days on market $185,000 Active 47 DOM
5. 2026-06-13
   days on market $185,000 Active 45 DOM
6. 2026-06-09
   days on market $185,000 Active 41 DOM
7. 2026-06-08
   days on market $185,000 Active 40 DOM
8. 2026-06-07
   days on market $185,000 Active 39 DOM
9. 2026-06-04
   days on market $185,000 Active 36 DOM
10. 2026-06-03
    days on market $185,000 Active 35 DOM
11. 2026-06-02
    days on market $185,000 Active 34 DOM
12. 2026-06-01
    days on market $185,000 Active 33 DOM
13. 2026-05-31
    days on market $185,000 Active 32 DOM
14. 2026-04-29
    listed $185,000 Active 541-char remark
15. 2023-02-21
    soldstatus
16. 1997-05-13
    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: $4,478 · $373/mo
• Projected year-2 tax: $4,478 · $373/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 ≥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: $22,326
• − Mortgage interest: −$10,363
• − Property taxes: −$4,478
• − Insurance: −$925
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$5,382
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,167/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

3 events — show timeline

• 2026-04-29 Listed $185,000 NTREIS
• 2023-02-21 Sold (Public Records) — Public Records
• 1997-05-13 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $4,478 · +20.0% YoY. Source: county tax records.