3812 Hancock St · Dallas, TX 75210

$195,000

2 bd · 2.0 ba · 1,144 sqft · MultiFamily public records · 49 Days on market

Built 1936 6,000 sqft lot $170/sqft · 29% below area Est $274k · 29% under

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Why this score? — see what drove the B- 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Turnkey duplex fully renovated in 2022 and 2025. Each unit features 1 bed, 1 bath, 3812 Hancock is rented on Section 8 for $891 leased thru Sept 2026 and 3814 Hancock is leased for $1050 month to month. This property offers excellent cash flow and is perfect for investors looking to expand their rental portfolio with an easy to manage duplex. Don’t miss out on this income-generating opportunity at a great cap rate! Agent Owner

Key facts

• 6,000 sq ft lot
• Parking
• Built 1936

Property features AI

Finance

• Other: Parcel ID available; Listed by DTX Realty, LLC
• Financial info: Property listed as residential income with 2 total units; Occupancy at 100%; Gross annual income reported: $23,292; Gross annual expenses reported: $0; Net operating income reported: $23,292; Capitalization rate: 11.94%; Accepted listing terms: Cash or Conventional; Tenancy: Government subsidized, month-to-month
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking (1 space)
• Security: No accessibility features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Duplex (residential income); Single-story; Built in 1936; Part of the HANCOCK subdivision/complex
• Construction: Frame and wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot approximately 6,000 square feet; Will not subdivide

Interior

• Kitchen: Electric oven; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Other interior features; One-level layout
• Laundry & utility: No specific laundry details listed

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$273,820) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive. Per door: $180/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.

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: H S Thompson Learning Center (498 students, 99% FRL) — zoned schools average 99% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago 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.
• Current owner paid $12k; list at $195k implies a 1482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $273,820
• List price: $195,000
• Delta: -28.79%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3712 Garden Ln	0.07mi	2/2.0	1,158 (+1%)	12mo	$152,880	$132	85

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.50×
• Total profit: $27,258
• Equity at exit: $67,247

10-year hold

• IRR: 13.6%
• Equity multiple: 2.66×
• Total profit: $90,790
• Equity at exit: $89,890

Cash invested: $54,600 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $360

Break-even live

Break-even rent $1,689

Max offer price $195,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,144
Total (2 units)			$2,145

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.14mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.22mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.22mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	43d	1	0.28mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.30mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	0.43mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.46mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.49mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	0.53mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.57mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	0.64mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.66mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	0.67mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	43d	1	0.75mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.75mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	0.78mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.79mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	43d	1	0.84mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	0.88mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	0.91mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.96mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	1.05mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	1d	1	1.06mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	1.06mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	1.08mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	43d	1	1.09mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	1.11mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	1.11mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	1.12mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	1.12mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	2d	1	1.17mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	20d	1	1.17mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	1.18mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	24d	1	1.21mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	1.22mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	1.23mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	1.23mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	1.23mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	1.23mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	43d	1	1.29mi

Listing history 37 events

1. 2026-06-18
   days on market $195,000 Active 49 DOM
2. 2026-06-17
   days on market $195,000 Active 48 DOM
3. 2026-06-16
   days on market $195,000 Active 47 DOM
4. 2026-06-15
   days on market $195,000 Active 46 DOM
5. 2026-06-13
   days on market $195,000 Active 44 DOM
6. 2026-06-09
   days on market $195,000 Active 40 DOM
7. 2026-06-08
   days on market $195,000 Active 39 DOM
8. 2026-06-07
   days on market $195,000 Active 38 DOM
9. 2026-06-04
   days on market $195,000 Active 35 DOM
10. 2026-06-03
    days on market $195,000 Active 34 DOM
11. 2026-06-02
    days on market $195,000 Active 33 DOM
12. 2026-06-01
    days on market $195,000 Active 32 DOM
13. 2026-05-31
    days on market $195,000 Active 31 DOM
14. 2026-04-30
    listed $195,000 Active 436-char remark
15. 2025-07-11
    historical
16. 2025-06-23
    price $199,900
17. 2025-06-20
    price $208,000
18. 2025-06-13
    price $218,000
19. 2025-06-09
    price $219,000
20. 2025-05-22
    price $220,000
21. 2025-05-13
    price $225,000
22. 2025-05-01
    price $229,000
23. 2025-04-21
    listed $235,000 Active
24. 2024-12-30
    listed $225,000 Active
25. 2022-06-06
    soldstatus
26. 2022-04-13
    historical
27. 2022-04-09
    status Active
28. 2022-04-01
    historical Active Option Contract
29. 2022-03-16
    listed $155,000 Active
30. 2021-12-11
    historical
31. 2021-11-19
    listed $164,500 Active
32. 2019-05-01
    historical
33. 2019-03-29
    historical
34. 2019-03-29
    listed $95,000 Active
35. 2019-02-23
    listed $85,000 Active
36. 2004-12-13
    soldstatus $12,325
37. 1996-09-24
    soldstatus $18,620

ⓘ 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: $2,764 · $230/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$804/yr (+$67/mo · 29.1%)

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

Taxation est. · year 1

• Rental income: $25,740
• − Mortgage interest: −$10,923
• − Property taxes: −$2,764
• − Insurance: −$975
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$5,673
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $4,015/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

+947.3% since first listed

24 events — show timeline

• 2026-04-30 Listed $195,000 NTREIS
• 2025-07-11 Listing Removed — NTREIS
• 2025-06-23 Price Changed $199,900 NTREIS
• 2025-06-20 Price Changed $208,000 NTREIS
• 2025-06-13 Price Changed $218,000 NTREIS
• 2025-06-09 Price Changed $219,000 NTREIS
• 2025-05-22 Price Changed $220,000 NTREIS
• 2025-05-13 Price Changed $225,000 NTREIS
• 2025-05-01 Price Changed $229,000 NTREIS
• 2025-04-21 Listed $235,000 NTREIS
• 2024-12-30 Listed $225,000 NTREIS
• 2022-06-06 Sold (Public Records) — Public Records
• 2022-04-13 Listing Removed — NTREIS
• 2022-04-09 Relisted — NTREIS
• 2022-04-01 Contingent — NTREIS
• 2022-03-16 Listed $155,000 NTREIS
• 2021-12-11 Listing Removed — NTREIS
• 2021-11-19 Listed $164,500 NTREIS
• 2019-05-01 Listing Removed — NTREIS
• 2019-03-29 Listing Removed — NTREIS
• 2019-03-29 Listed $95,000 NTREIS
• 2019-02-23 Listed $85,000 NTREIS
• 2004-12-13 Sold (Public Records) $12,325 Public Records
• 1996-09-24 Sold (Public Records) $18,620 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,764 · +64.2% YoY. Source: county tax records.