105 E 6th St · Dallas, TX 75203

$199,000

2 bd · 1.0 ba · 931 sqft · MultiFamily public records · 17 Days on market

Built 1930 6,280 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Multiple offers received. Please send all offers by 10 am Wednesday, June 3rd. Investor or 203K buyer needed. Bring your creative ideas to bring this craftsman style duplex come to life! Both sides of duplex are being sold together. Unit 105 features approximately 931 sqft, 2 rooms, kitchen, and full bath. Unit 107 features approximately 1081 sqft, front sunroom or office, living area with fireplace, dining area, kitchen, 2 bedrooms and a full bath. Front covered porch. Lot size is approximate 6280 sqft lot. Conveniently located near Bishop Arts, Lake Cliff Park, hospital, and access to public transportation on the corner.

Key facts

• Front covered porch
• 6,280 sq ft lot
• 2 garage spots

Tags

• CRAFTSMAN STYLE DUPLEX
• FRONT COVERED PORCH

Property features AI

Finance

• Financial info: Listing accepts Cash and FHA-203K; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Two covered parking spaces; Two-car garage; Driveway and outside parking
• Utilities: City water (individual water meter); City sewer; Electricity available and connected; Natural gas available (individual gas meter); Not in a municipal utility district
• Home design: Single-family residence (attached); Built in 1930
• Construction: Brick and wood construction; Composition roof; Preowned (built 1930)
• Exterior features: Covered front porch; Chain link fencing; Interior lot; Easements for electric and natural gas

Interior

• Kitchen: Gas range
• Bedrooms: Four bedrooms (two on first level, two on second level — primary bedrooms on both levels)
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Interior features: One and one-half story layout; One living area; One dining area; Room count: 5; Wood flooring; Other interior features; Wood-burning fireplace (1)
• Laundry & utility: Individual gas meter; Individual water meter

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (22.1% below list).
• Recommended offer: $155k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: John F Peeler El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 336 students, 92% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 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 (-2.7%/yr); 142 active listings in the ZIP; 40 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).
• This rent runs 40% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,009 (22.1% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.78% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.63×
• Total profit: $91,067
• Equity at exit: $179,275

10-year hold

• IRR: 17.9%
• Equity multiple: 5.85×
• Total profit: $270,237
• Equity at exit: $386,613

Cash invested: $55,720 (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 75203

• Home prices YoY: 31.8%
• Rents YoY: -2.7%
• Active inventory: 142
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$299 /mo · $3,593/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-201

Break-even live

Break-even rent $1,805

Max offer price $163,426

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-145	+0% $-201	+5% $-258	+10% $-314
Rent	-10% $-324	-5% $-263	+0% $-201	+5% $-140	+10% $-79
Rate	-1.0pp $-101	-0.5pp $-151	base $-201	+0.5pp $-253	+1.0pp $-305

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 N Zang Blvd Unit A Dallas, TX	1.0	1.0	780	$925	$1.19	44d	1	0.04mi
888 N Zang Blvd Dallas, TX	1.0	1.0	750	$1,644	$2.19	7d	5	0.07mi
230 E 5th St Unit 303 Dallas, TX	1.0	1.0	665	$1,469	$2.21	25d	1	0.16mi
701 Elsbeth St Dallas, TX	2.0	1.0	850	$1,150	$1.35	44d	1	0.26mi
111 W Davis St Dallas, TX	1.0–2.0	1.0–2.0	999	$2,961	$2.96	0d	30	0.26mi
826 N Bishop Ave Dallas, TX	1.0	1.0	879	$1,395	$1.59	44d	1	0.27mi
908 N Bishop Ave Unit 2-103 Dallas, TX	1.0	1.0	655	$1,550	$2.37	44d	1	0.27mi
320 W Canty St Unit 2 Dallas, TX	1.0	1.0	795	$1,425	$1.79	14d	1	0.28mi
1207 N Zang Blvd Dallas, TX	3.0	1.0–2.0	1009	$2,486	$2.46	2d	29	0.29mi
120 E Colorado Blvd Dallas, TX	1.0	1.0	659	$863	$1.31	44d	1	0.31mi
615 Elsbeth St Dallas, TX	1.0–2.0	1.0	760	$1,599	$2.10	7d	2	0.32mi
211 E Davis St Dallas, TX	1.0–2.0	1.0–2.0	707	$1,550	$2.19	4d	8	0.32mi
801 N Bishop Ave Unit 816 Dallas, TX	1.0	1.0	745	$1,570	$2.11	0d	1	0.32mi
801 N Bishop Ave Unit 1-107 Dallas, TX	1.0	1.0	872	$1,749	$2.01	25d	1	0.32mi
801 N Bishop Ave Unit 412 Dallas, TX	1.0	1.0	745	$1,524	$2.05	13d	1	0.32mi
801 N Bishop Ave Unit 2-103 Dallas, TX	1.0	1.0	655	$1,550	$2.37	44d	1	0.32mi
801 N Bishop Ave Unit 816 Dallas, TX	1.0	1.0	745	$1,570	$2.11	15d	1	0.32mi
321 E 8th St Dallas, TX	1.0	1.0	544	$899	$1.65	0d	1	0.34mi
308 E 8th St Dallas, TX	1.0	1.0	600	$995	$1.66	44d	1	0.37mi
308 E 8th St Unit A1-102 Dallas, TX	1.0	1.0	600	$995	$1.66	25d	1	0.37mi
406 Lansing St Dallas, TX	2.0	2.0	1014	$2,145	$2.12	7d	1	0.40mi
501 N Marsalis Ave Dallas, TX	1.0	1.0	455	$1,024	$2.25	8d	3	0.40mi
329 E Colorado Blvd Dallas, TX	1.0–2.0	1.0–2.0	1086	$2,070	$1.91	25d	2	0.43mi
329 E Colorado Blvd Unit 1121 Dallas, TX	1.0	1.0	822	$1,344	$1.64	44d	1	0.43mi
738 Woodlawn Ave Unit 450 Dallas, TX	2.0	2.0	1100	$1,900	$1.73	21d	1	0.43mi
738 Woodlawn Ave Unit 446 Dallas, TX	2.0	2.0	1100	$1,495	$1.36	21d	1	0.43mi
409 E 9th St Dallas, TX	1.0	1.0	538	$970	$1.80	44d	4	0.43mi
606 N Marsalis Ave Dallas, TX	2.0	1.0	800	$1,400	$1.75	0d	1	0.46mi
404 E 9th St Dallas, TX	1.0	1.0	550	$1,150	$2.09	2d	2	0.47mi
609 N Lancaster Ave Dallas, TX	1.0–2.0	1.0	725	$1,149	$1.58	2d	2	0.50mi
627 N Lancaster Ave Dallas, TX	2.0	1.0–2.0	800	$1,950	$2.44	4d	7	0.52mi
706 Cedar Hill Ave Dallas, TX	2.0	1.0	805	$2,100	$2.61	44d	1	0.53mi
506 N Lancaster Ave Unit 506A Dallas, TX	1.0	1.0	798	$1,400	$1.75	3d	1	0.53mi
612 W 5th St Dallas, TX	2.0	1.0	992	$2,150	$2.17	25d	1	0.54mi
624 N Lancaster Ave Dallas, TX	2.0	1.0–2.0	800	$2,365	$2.96	8d	4	0.54mi
239 W 9th St Unit 1999 Dallas, TX	1.0	1.0	840	$1,445	$1.72	44d	1	0.54mi
239 W 9th St Dallas, TX	1.0	1.0	780	$1,425	$1.83	22d	1	0.54mi
929 N Marsalis Ave Dallas, TX	1.0–2.0	1.0–2.0	672	$1,399	$2.08	8d	3	0.55mi
1409 N Zang Blvd Dallas, TX	1.0–2.0	1.0–2.0	940	$2,010	$2.14	0d	30	0.55mi
523 N Ewing Ave Dallas, TX	1.0	1.0	628	$1,250	$1.99	5d	1	0.58mi

Listing history 12 events

1. 2026-06-15
   status $199,000 Pending 17 DOM
2. 2026-06-15
   days on market $199,000 Active Option Contract 17 DOM
3. 2026-06-13
   days on market $199,000 Active Option Contract 15 DOM
4. 2026-06-09
   days on market $199,000 Active Option Contract 11 DOM
5. 2026-06-08
   days on market $199,000 Active Option Contract 10 DOM
6. 2026-06-07
   statusdays on market $199,000 Active Option Contract 9 DOM
7. 2026-06-04
   days on market $199,000 Active 6 DOM
8. 2026-06-03
   days on market $199,000 Active 5 DOM
9. 2026-06-02
   remarks 630-char remark
10. 2026-06-02
    days on market $199,000 Active 4 DOM
11. 2026-06-01
    days on market $199,000 Active 3 DOM
12. 2026-05-31
    days on market $199,000 Active 2 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: $3,593 · $299/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$48/yr (+$4/mo · 1.3%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,601
• − Mortgage interest: −$11,147
• − Property taxes: −$3,593
• − Insurance: −$995
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,789
• Taxable loss: −$5,900
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-1,001/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): 15,775
• Household income: $46,989
• Rent vs Own: 62.1% rent · 37.9% own
• Severe rent burden: 948.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 59% Black 31% Two or more races 17% White 7% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Swiss 1%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 51% French/Haitian/Cajun 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: ▲ 86.64%
• Current HPI: 358.9507
• Rent YoY: ▼ -2.72%
• 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

1 event — show timeline

• 2026-05-29 Listed $199,000 NTREIS

Property tax history

+6.8%/yr

Latest (2025): $3,593 · -9.3% YoY. Source: county tax records.