8810 Eldon Dr · Dallas, TX 75217

$165,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,884 sqft lot Est $166k · at est.

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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 +9.9/30.0
• ARV discount +7.6/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great investment opportunity? Look no further than this cozy 2 bedroom 1 bath home on an oversized lot. Featuring original hardwood floors and huge workshop, this property is perfect for anyone looking to get into the real estate game. Large bedrooms, central HVAC, this home has everything you need to get started. With so many options and endless possibilities, this property won't stay on the market for long. So schedule a viewing today!

Key facts

• Huge backyard
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• BACKSPLASH IN THE KITCHEN
• FULLY REMODELED BATHROOM
• UPDATED FLOORING
• DETACHED GARAGE
• HUGE BACKYARD

Property features AI

Finance

• Other: Property is in Dallas County, subdivision Oak Hill Park Anx Add; Lot is less than 0.5 acre with about 0.181 acres
• Financial info: Treat as clear loan type; No second mortgage; Short sale special listing condition
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage; On-street parking available; Outside parking areas; Garage includes storage and a workshop
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence (attached); Built in 1950
• Construction: Shingle/composition roof; Year built 1950
• Exterior features: Gutters; Few trees on lot

Interior

• Kitchen: Disposal
• Bedrooms: 2 bedrooms (both on main level) — Primary bedroom approx. 12 x 14; second bedroom approx. 12 x 10
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Decorative lighting; One level; 4 total rooms; 1 living area; 1 dining area
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.8% below list).
• Recommended offer: $147k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 Q Adams El (math 19% / reading 19%, grade F, #3,739 of 4,322 statewide, top 87%, 452 students, 98% FRL); Young Men'S Leadership Academy At Fred F Florence (math 18% / reading 19%, grade F, #1,478 of 1,662 statewide, top 90%, 559 students, 81% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-13 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 rising (+1.0%/yr); 203 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $146,956 (10.9% 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 1950 — 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 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: 0.90% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $165,528
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Oak Hill Cir	0.17mi	2/1.0	791 (-0%)	11mo	$165,000	$209	82
1446 Holcomb Rd	0.29mi	2/1.0	791 (-0%)	14mo	$199,000	$252	75
8705 Craige Dr	0.21mi	2/1.0	784 (-1%)	20mo	$165,000	$210	72
8741 Woodcastle Dr	0.29mi	2/1.0	786 (-1%)	19mo	$195,000	$248	70
8614 Grovecrest Dr	0.20mi	3/1.5 (+1)	776 (-2%)	20mo	$164,900	$213	64
8436 Tackett St	0.39mi	2/1.0	791 (-0%)	23mo	$214,000	$271	62
8300 Tenino St	0.71mi	3/1.0 (+1)	792 (0%)	3mo	$75,000	$95	59
8421 Alto Garden Dr	0.69mi	2/1.0	784 (-1%)	12mo	$159,900	$204	56
8416 Nisqually St	0.66mi	2/1.0	752 (-5%)	13mo	$130,000	$173	50
1135 Pleasant Dr	0.74mi	3/1.0 (+1)	876 (+11%)	4mo	$95,000	$108	40
8818 Cardella Ave	0.73mi	2/1.0	864 (+9%)	24mo	$105,000	$122	31

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-36,043
• Equity at exit: $24,602

10-year hold

• IRR: -24.8%
• Equity multiple: -0.10×
• Total profit: $-50,793
• Equity at exit: $14,266

Cash invested: $46,200 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 203
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$865
• Tax from tax record: −$344 /mo · $4,124/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-102

Break-even live

Break-even rent $1,617

Max offer price $146,956

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-55	+0% $-102	+5% $-149	+10% $-196
Rent	-10% $-220	-5% $-161	+0% $-102	+5% $-43	+10% $15
Rate	-1.0pp $-19	-0.5pp $-60	base $-102	+0.5pp $-145	+1.0pp $-188

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	0.44mi
8438 Maddox St Dallas, TX	2.0	1.0	784	$1,450	$1.85	4d	1	0.50mi
8714 Quinn St Unit B Dallas, TX	2.0	2.0	1090	$1,495	$1.37	26d	1	0.56mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	0.71mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.95mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	6d	1	0.96mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	0.96mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	0.98mi
8128 Barclay St Dallas, TX	1.0–2.0	1.0	587	$1,099	$1.87	3d	6	1.00mi
1942 Prichard Ln Dallas, TX	1.0	1.0	565	$925	$1.64	1d	1	1.06mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	1.09mi
9605 Kittyhawk Ln Dallas, TX	3.0	2.0	1019	$2,200	$2.16	20d	1	1.15mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	1.22mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.29mi
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	45d	1	1.33mi
1315 Whitley Dr Unit 2 Dallas, TX	2.0	1.0	700	$1,400	$2.00	45d	1	1.33mi
8120 Rayville Dr Dallas, TX	2.0	1.0	960	$1,495	$1.56	26d	1	1.35mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	1.39mi
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	8d	1	1.40mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	1.47mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $165,000 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: $4,124 · $344/mo
• Projected year-2 tax: $4,124 · $344/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: $17,856
• − Mortgage interest: −$9,243
• − Property taxes: −$4,124
• − Insurance: −$825
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,800
• Taxable loss: −$3,992
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $-268/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+6.5% since first listed

9 events — show timeline

• 2026-06-21 Listed $165,000 NTREIS
• 2023-07-03 Sold (Public Records) — Public Records
• 2023-06-30 Sold (Public Records) — Public Records
• 2023-06-30 Sold (MLS) — NTREIS
• 2023-06-13 Pending — NTREIS
• 2023-06-09 Contingent — NTREIS
• 2023-05-10 Listed $154,900 NTREIS
• 2023-05-08 Sold (Public Records) — Public Records
• 2013-02-13 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,124 · -0.4% YoY. Source: county tax records.