4015 Shadrack Dr · Dallas, TX 75212

$155,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 9 Days on market

Built 1952 10,585 sqft lot Est $150k · at est. ↓ 22% since listing

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Why this score? — see what drove the D+ 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 +12.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.1/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0

Listing remarks

Prime redevelopment opportunity in the heart of West Dallas! Situated on an oversized corner lot of nearly a quarter acre, this property offers incredible potential in one of Dallas' fastest growing and most sought-after redevelopment areas. The existing 2-bedroom home is being sold AS-IS, with the true value found in the land and future possibilities. Surrounded by new construction, revitalization projects, and significant investment throughout the neighborhood, this property is ideal for builders, investors, and developers looking to capitalize on the area's continued growth. Conveniently located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, Uptown, Love Field A

Key facts

• Oversized corner lot
• Trinity groves
• Uptown

Tags

• OVERSIZED CORNER LOT
• NEW CONSTRUCTION
• MINUTES FROM DOWNTOWN DALLAS
• TRINITY GROVES
• BISHOP ARTS DISTRICT
• UPTOWN

Property features AI

Finance

• Other: Property listed as residential single-family; Lot is under 0.5 acre (approximately 0.243 acres); Subdivision: Olive-Dale; Directions: From Downtown Dallas go east on I-30 ~6 miles, exit Westmoreland, right, continue ~1 mile, left on Bernal, continue 0.5 mile, right on Shadrack; house on the right.
• Financial info: Cash offers accepted
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage; Driveway and private/enclosed parking; Off-site parking available; Gated entry and inside entrance
• Utilities: City water and city sewer; Electricity connected
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1952; Brick and siding exterior; Composition roof; Preowned condition
• Exterior features: Chain link fence enclosing front and back yard; Back yard and front yard fencing; Alley access; All-weather road access

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Paneling throughout; One living area and one dining area; Total of 4 rooms
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (2.6% below list).
• Recommended offer: $151k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Eladio R Martinez Learning Center (math 25% / reading 21%, grade F, #3,277 of 4,322 statewide, top 77%, 536 students, 97% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $151,042 (2.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.97% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $150,336
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4114 Pointer St	0.57mi	2/1.0	868 (+0%)	4mo	$155,000	$179	69
3324 Mcbroom	0.63mi	2/1.0	912 (+6%)	8mo	$150,000	$164	55
3827 Vineyard Dr	0.23mi	3/1.0 (+1)	944 (+9%)	22mo	$164,000	$174	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.82×
• Total profit: $78,864
• Equity at exit: $139,636

10-year hold

• IRR: 19.7%
• Equity multiple: 6.20×
• Total profit: $225,505
• Equity at exit: $301,131

Cash invested: $43,400 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$335 /mo · $4,023/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-19

Break-even live

Break-even rent $1,535

Max offer price $151,570

Occupancy floor 96%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $155,000 Active 9 DOM
2. 2026-06-17
   days on market $155,000 Active 8 DOM
3. 2026-06-16
   days on market $155,000 Active 7 DOM
4. 2026-06-15
   days on market $155,000 Active 6 DOM
5. 2026-06-13
   days on market $155,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $155,000 Active 1 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: $4,023 · $335/mo
• Projected year-2 tax: $4,023 · $335/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$8,682
• − Property taxes: −$4,023
• − Insurance: −$775
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,509
• Taxable loss: −$2,764
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $430/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 1%

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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

-22.3% since first listed

4 events — show timeline

• 2026-06-09 Listed $155,000 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2025-09-05 Listed $199,500 NTREIS
• 1956-12-06 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,023 · -0.4% YoY. Source: county tax records.