2904 Edd Rd Unit 2904-2908 · Dallas, TX 75253

$370,000

4 bd · 2.0 ba · 2,434 sqft · MultiFamily · 54 Days on market

Built 1984 Fair condition 7,492 sqft lot $152/sqft · 7% above area Est $346k · 7% over

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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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• ARV discount +4.4/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

OWNER-FINANCED DUPLEX - CASH FLOWING + FLEXIBILITY IN DALLAS Rare opportunity to acquire a full occupied duplex with seller financing available-no banks no delays, and investor-friendly terms and conditions. Located in a growing area of Dallas, this duplex feature two units each offering 2 bedrooms and 2 bathrooms in a strong rental market. Upside potential through rent increases, value add improvements, and flexible month-to-month leases. Ideal for house hacking or full investment. All appliances are included. Convenient access to major highways and employment centers throughout Dallas, supporting long term rental demand. Please DO NOT disturb the tenants with questions or requests. All i

Key facts

• Strong rental market
• Upside potential
• Growing area

Tags

• OWNER-FINANCED DUPLEX
• GROWING AREA
• STRONG RENTAL MARKET
• UPSIDE POTENTIAL
• VALUE ADD IMPROVEMENTS
• FLEXIBLE MONTH-TO-MONTH LEASES

Property features AI

Finance

• Other: Property listed as residential income duplex; two units in one building; Building area total approximately 2,434 (assessor); Lot about 0.172 acres; Will not subdivide
• Financial info: Gross annual income: $34,800; Gross annual expenses: $7,400; Net operating income: $27,400; Operating expenses include insurance, maintenance, and taxes; Capitalization rate: 7.31%; Tenancy: Month-to-month; Listing terms include cash, owner will carry, and private financing available
• HOA & community: No association

Exterior

• Parking: Driveway; Alley access; 4 parking spaces total
• Security: Smoke detector(s)
• Utilities: City water; City sewer
• Home design: Residential income property (duplex); One story; 100% occupancy (two units)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1984
• Exterior features: Uncovered courtyard; Back yard fencing (wood); Few trees on lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Decorative lighting; Pantry; Walk-in closet(s)
• Laundry & utility: Utilities include city water and city sewer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $370k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive. Per door: $296/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $359k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (-0.6%/yr); 126 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,987/mo this rent would consume 79% of the median local household income ($61k/yr) (locally 497% 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 $3k of loan paydown is wiped out by about $11k 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 54 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $358,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $345,836
• List price: $370,000
• Delta: 6.99%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2856 Edd Rd	0.01mi	4/4.0	2,434 (0%)	14mo	$349,999	$144	79

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-33,828
• Equity at exit: $55,168

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-25,756
• Equity at exit: $31,991

Cash invested: $103,600 (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 75253

• Home prices YoY: -7.2%
• Rents YoY: -0.6%
• Active inventory: 126
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $3,987 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $593

Break-even live

Break-even rent $3,237

Max offer price $370,000

Occupancy floor 80%

Sensitivity live

Price	-10% $848	-5% $721	+0% $593	+5% $465	+10% $337
Rent	-10% $278	-5% $435	+0% $593	+5% $750	+10% $908
Rate	-1.0pp $779	-0.5pp $687	base $593	+0.5pp $497	+1.0pp $399

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,986
Total (2 units)			$3,987

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Bumelia Ct Dallas, TX	4.0	2.0	1593	$1,799	$1.13	3d	1	0.80mi
2006 Bumelia Ct Dallas, TX	4.0	2.0	1593	$1,799	$1.13	6d	1	0.80mi
1915 Pin Oak Ln Dallas, TX	3.0	2.0	1645	$2,039	$1.24	4d	1	1.10mi

Listing history 20 events

1. 2026-06-21
   days on market $370,000 Active 54 DOM
2. 2026-06-18
   days on market $370,000 Active 51 DOM
3. 2026-06-17
   days on market $370,000 Active 50 DOM
4. 2026-06-16
   days on market $370,000 Active 49 DOM
5. 2026-06-15
   days on market $370,000 Active 48 DOM
6. 2026-06-13
   days on market $370,000 Active 46 DOM
7. 2026-06-09
   days on market $370,000 Active 42 DOM
8. 2026-06-08
   days on market $370,000 Active 41 DOM
9. 2026-06-07
   days on market $370,000 Active 40 DOM
10. 2026-06-04
    days on market $370,000 Active 37 DOM
11. 2026-06-03
    days on market $370,000 Active 36 DOM
12. 2026-06-02
    days on market $370,000 Active 35 DOM
13. 2026-06-01
    days on market $370,000 Active 34 DOM
14. 2026-05-31
    pricedays on market $370,000 Active 33 DOM
15. 2026-04-28
    listed $375,000 Active 1001-char remark
16. 2025-07-30
    price $425,000
17. 2025-05-01
    price $375,000
18. 2025-03-07
    status Active
19. 2025-02-28
    status Pending
20. 2025-02-26
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,844
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,828
• − Management: −$3,828
• − Depreciation: −$10,764
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $6,801/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This duplex requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating the kitchen and bathrooms, painting the interior and exterior, and landscaping the yard.

Repairs flagged

• Minor Kitchen cabinets — Dated appearance and visible outlet on counter.
• Minor Bathroom fixtures — Appears dated and could benefit from updates.
• Moderate Exterior siding — Worn appearance and needs repainting or replacement.
• Minor Landscaping — Overgrown and could benefit from trimming and planting.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home.
• Both Replace kitchen cabinets — Modernizing the kitchen can increase both resale and rental value.
• Both Update bathroom fixtures — Upgrading the bathrooms can significantly boost the home's appeal and value.
• Both Paint exterior siding — A fresh coat of paint can enhance curb appeal and property value.
• Both Trim and plant landscaping — Well-maintained landscaping can improve the home's curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance and visible outlet on counter.	Minor	$500–3,000
Bathroom fixtures · Appears dated and could benefit from updates.	Minor	$500–3,000
Exterior siding · Worn appearance and needs repainting or replacement.	Moderate	$3,000–15,000
Landscaping · Overgrown and could benefit from trimming and planting.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace kitchen cabinets — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Update bathroom fixtures — Upgrading the bathrooms can significantly boost the home's appeal and value. ↑
• Both Paint exterior siding — A fresh coat of paint can enhance curb appeal and property value. ↑
• Both Trim and plant landscaping — Well-maintained landscaping can improve the home's curb appeal and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 24,395
• Household income: $60,874
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 497.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 35% White 15% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 32% · Canada
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -27.55%
• Current HPI: 357.4375
• Rent YoY: ▼ -0.58%
• 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

+5.7% since first listed

7 events — show timeline

• 2026-05-30 Price Changed $370,000 NTREIS
• 2026-04-28 Listed $375,000 NTREIS
• 2025-07-30 Price Changed $425,000 NTREIS
• 2025-05-01 Price Changed $375,000 NTREIS
• 2025-03-07 Relisted — NTREIS
• 2025-02-28 Pending — NTREIS
• 2025-02-26 Listed $350,000 NTREIS