1251 E Pentagon Pkwy · Dallas, TX 75216

$190,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 95 Days on market

Built 1955 7,536 sqft lot $132/sqft · 20% below area Est $238k · 20% 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).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-2 single story with wood stained kitchen cabinets. Fully landscaped with 10 X 20 storage shed with elec. Large pantry, , high eff central AC unit, ceiling fans, Covered front porch and large shade trees, Centrally located near shopping, dining, and major roadways for easy access throughout Dallas. A wonderful home at an affordable price, come see it while you can. This property is selling AS IS with a motivated seller. INVESTORS WELCOME

Key facts

• Converted garage
• Fully landscaped
• Storage shed

Tags

• WOOD STAINED KITCHEN CABINETS
• CONVERTED GARAGE
• FULLY LANDSCAPED
• STORAGE SHED
• LARGE PANTRY
• HIGH EFF CENTRAL AC UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,059/mo this rent would consume 60% of the median local household income ($41k/yr) (locally 2465% 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 $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 95 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.08% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (median comp): $238,402
• List price: $190,000
• Delta: -20.30%
• 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
4637 Malden Ln	0.23mi	4/3.0 (+1)	1,474 (+2%)	1mo	$255,000	$173	72
4838 E Frio Dr	0.52mi	3/2.0	1,479 (+3%)	6mo	$290,000	$196	62
1434 Owega Ave	0.26mi	3/2.0	1,230 (-15%)	5mo	$225,000	$183	56
4417 Utah Ave	0.44mi	3/1.0	1,246 (-14%)	2mo	$189,900	$152	56
1222 Serenade Ln	0.52mi	3/2.0	1,552 (+8%)	4mo	$225,000	$145	55
5606 S Marsalis Ave	0.67mi	3/2.0	1,523 (+6%)	1mo	$259,900	$171	54
1122 Pinedale Ln	0.56mi	3/2.0	1,569 (+9%)	1mo	$289,000	$184	54
1237 Wagon Wheels Trl	0.34mi	3/2.0	1,623 (+13%)	6mo	$254,900	$157	54
4507 S Ewing Ave	0.46mi	4/2.0 (+1)	1,336 (-7%)	5mo	$249,900	$187	54
1833 Atlas Dr	0.73mi	3/2.0	1,380 (-4%)	5mo	$314,900	$228	51
1287 Whispering Trl	0.49mi	3/2.0	1,628 (+13%)	2mo	$275,000	$169	50
1606 Mentor Ave	0.51mi	3/2.0	1,226 (-15%)	1mo	$190,000	$155	47

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-18,659
• Equity at exit: $28,330

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,077
• Equity at exit: $16,428

Cash invested: $53,200 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$996
• Tax from tax record: −$402 /mo · $4,825/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $149

Break-even live

Break-even rent $1,870

Max offer price $190,000

Occupancy floor 88%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	7d	1	0.09mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	0.09mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	7d	1	0.58mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	0.69mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	7d	1	0.69mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	0.79mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	7d	1	0.87mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	44d	1	0.88mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	7d	1	0.93mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	0.93mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.05mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	7d	1	1.06mi
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	1d	1	1.07mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	7d	1	1.12mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	1.19mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	44d	1	1.19mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	5d	1	1.27mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	7d	1	1.36mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	44d	1	1.37mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	6d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   price $190,000 Active 95 DOM
2. 2026-06-18
   days on market $199,900 Active 95 DOM
3. 2026-06-17
   days on market $199,900 Active 94 DOM
4. 2026-06-16
   days on market $199,900 Active 93 DOM
5. 2026-06-15
   days on market $199,900 Active 92 DOM
6. 2026-06-13
   days on market $199,900 Active 90 DOM
7. 2026-06-09
   days on market $199,900 Active 86 DOM
8. 2026-06-08
   days on market $199,900 Active 85 DOM
9. 2026-06-07
   days on market $199,900 Active 84 DOM
10. 2026-06-04
    days on market $199,900 Active 81 DOM
11. 2026-06-03
    days on market $199,900 Active 80 DOM
12. 2026-06-02
    days on market $199,900 Active 79 DOM
13. 2026-06-02
    days on market $199,900 Active 78 DOM
14. 2026-05-31
    days on market $199,900 Active 77 DOM
15. 2026-03-16
    status Active 445-char remark

    Show marketing remark (445 chars)

    3-2 single story with wood stained kitchen cabinets. Fully landscaped with 10 X 20 storage shed with elec. Large pantry, , high eff central AC unit, ceiling fans, Covered front porch and large shade trees, Centrally located near shopping, dining, and major roadways for easy access throughout Dallas. A wonderful home at an affordable price, come see it while you can. This property is selling AS IS with a motivated seller. INVESTORS WELCOME

16. 2026-03-02
    listed $215,000 Active 445-char remark

    Show marketing remark (445 chars)

    3-2 single story with wood stained kitchen cabinets. Fully landscaped with 10 X 20 storage shed with elec. Large pantry, , high eff central AC unit, ceiling fans, Covered front porch and large shade trees, Centrally located near shopping, dining, and major roadways for easy access throughout Dallas. A wonderful home at an affordable price, come see it while you can. This property is selling AS IS with a motivated seller. INVESTORS WELCOME

17. 2024-07-16
    soldstatus
18. 2010-07-28
    soldstatus
19. 2010-05-28
    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: $4,825 · $402/mo
• Projected year-2 tax: $4,825 · $402/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 1/10 Low
• 🌡 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: $24,706
• − Mortgage interest: −$10,643
• − Property taxes: −$4,825
• − Insurance: −$950
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$5,527
• Taxable loss: −$1,192
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $2,073/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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 (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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 events — show timeline

• 2026-03-16 Relisted — NTREIS
• 2026-03-02 Listed $215,000 NTREIS
• 2024-07-16 Sold (Public Records) — Public Records
• 2010-07-28 Sold (Public Records) — Public Records
• 2010-05-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,825 · -0.4% YoY. Source: county tax records.