1301 Compton St · Dallas, TX 75203

$379,000

4 bd · 2.5 ba · 1,848 sqft · SingleFamily public records · 15 Days on market

Built 2024 3,311 sqft lot Est $368k · at est. ↓ 26% 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• ARV discount +6.1/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.8/5.0
• DSCR +1.1/10.0

Listing remarks

Charming & Modern 4 Bedroom Home on a Quiet Street Near the Dallas Zoo. Welcome to 1301 Compton St, a charming and beautifully designed modern home built in 2024, offering the perfect blend of contemporary style and cozy comfort. Situated on a peaceful, quiet street, this property delivers a serene residential feel while keeping you just minutes away from the best of Dallas. Property Highlights: Spacious Layout: Featuring 4 generous bedrooms and 2.5 pristine bathrooms, this home is intelligently designed to maximize every square foot, providing ample space for family living or hosting guests. Amazing Master Suite: Retreat to a spectacular master bedroom complete with an incredible, sp

Key facts

• Premium finishes
• Sleek kitchen
• 3,311 sq ft lot

Tags

• OPEN-CONCEPT LIVING AREA
• SPA LIKE MASTER BATHROOM
• PREMIUM FINISHES
• SLEEK KITCHEN
• SPACIOUS 2 CAR GARAGE

Property features AI

Finance

• Other: Property listed as For Sale; Transaction handled under an Exclusive Right to Sell agreement
• Financial info: Listing terms include Cash, Conventional, FHA; No second mortgage (per data)
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; 2 carport spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story entry configuration; Year built 2024; Not attached to other properties; Preowned
• Construction: Stucco exterior; Composition roof; Slab foundation
• Exterior features: City water; City sewer; Lot in Cliff Heights subdivision; Directions: About 10 minutes from downtown Dallas (I-35E to E 10th St; right on E 10th St; left on E Clarendon Dr; continue on S Moore St to Compton St)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Kitchen on the 1st level
• Bedrooms: 4 bedrooms (primary bedroom located on the 2nd level; three additional bedrooms on the 2nd level)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; 6 total rooms; Two levels
• Laundry & utility: Washer/dryer hookups not specifically listed (no separate laundry appliance entries)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (28.1% below list).
• Recommended offer: $273k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Cedar Crest El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 321 students, 100% FRL); John Lewis Social Justice Academy At O W Holmes (math 22% / reading 22%, grade F, #1,360 of 1,662 statewide, top 83%, 581 students, 100% FRL); Franklin D Roosevelt H S of Innovation (math 12% / reading 22%, grade F, #1,491 of 1,632 statewide, top 92%, 748 students, 96% FRL) — zoned schools average 99% FRL vs 83% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,725/mo this rent would consume 70% of the median local household income ($47k/yr) (locally 948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,503 (28.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $367,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 Morrell Ave	0.38mi	4/2.0	1,856 (+0%)	2mo	$370,000	$199	78
1508 Compton St	0.23mi	4/3.0	2,100 (+14%)	3mo	$530,000	$252	62
1415 Hendricks Ave	0.39mi	4/2.0	1,958 (+6%)	10mo	$315,000	$161	61
1402 Strickland St	0.45mi	4/2.0	1,991 (+8%)	4mo	$405,000	$203	61
1107 Galloway Ave	0.47mi	3/2.0 (-1)	1,762 (-5%)	4mo	$339,000	$192	60
911 18th St	0.63mi	4/2.0	1,926 (+4%)	7mo	$399,000	$207	56
420 N Moore St	0.71mi	3/2.5 (-1)	1,802 (-2%)	8mo	$359,000	$199	51
1223 E Waco Ave	0.53mi	3/2.0 (-1)	2,091 (+13%)	2mo	$425,000	$203	44
1806 Morrell Ave	0.59mi	4/2.0	1,600 (-13%)	8mo	$288,000	$180	42
433 Sparks St	0.73mi	3/2.5 (-1)	2,000 (+8%)	10mo	$358,000	$179	39
338 N Moore St	0.65mi	3/2.5 (-1)	1,615 (-13%)	9mo	$270,000	$167	36
413 N Moore St	0.70mi	3/2.5 (-1)	1,615 (-13%)	8mo	$245,000	$152	35

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $162,127
• Equity at exit: $341,433

10-year hold

• IRR: 16.9%
• Equity multiple: 5.64×
• Total profit: $491,979
• Equity at exit: $736,314

Cash invested: $106,120 (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: 147
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,725 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$579 /mo · $6,947/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-572

Break-even live

Break-even rent $3,449

Max offer price $278,024

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-464	+0% $-572	+5% $-679	+10% $-786
Rent	-10% $-787	-5% $-679	+0% $-572	+5% $-464	+10% $-356
Rate	-1.0pp $-381	-0.5pp $-475	base $-572	+0.5pp $-670	+1.0pp $-770

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	23d	1	0.16mi
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	26d	1	0.16mi
1210 Grant St Dallas, TX	4.0	1.0	1370	$2,050	$1.50	9d	1	0.17mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	9d	1	0.26mi
1525 Doyle Ave Dallas, TX	4.0	2.0	1710	$7,750	$4.53	9d	1	0.27mi
441 Avenue A Unit 1019524P Dallas, TX	4.0	2.0	1700	$9,762	$5.74	23d	1	0.28mi
1422 Claude St Dallas, TX	4.0	2.0	2016	$2,411	$1.20	45d	1	0.31mi
1339 Hendricks Ave Dallas, TX	3.0	3.0	2152	$4,000	$1.86	45d	1	0.32mi
1322 Strickland St Dallas, TX	4.0	2.0	2053	$3,299	$1.61	9d	1	0.41mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	26d	1	0.48mi
1406 Galloway Ave Dallas, TX	4.0	2.0	1506	$1,975	$1.31	45d	1	0.49mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	45d	1	0.60mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,450	$1.31	0d	1	0.60mi
432 Hart St Dallas, TX	4.0	2.0	1303	$2,300	$1.77	9d	1	0.66mi
519 High St Dallas, TX	4.0	2.0	1869	$6,000	$3.21	45d	1	0.67mi
404 N Moore St Dallas, TX	3.0	2.5	1719	$2,750	$1.60	9d	1	0.68mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	3d	1	0.74mi
420 N Denley Dr Dallas, TX	3.0	2.0	1592	$2,500	$1.57	45d	1	0.74mi
312 S Lancaster Ave Unit 104 Dallas, TX	3.0	3.5	1941	$2,750	$1.42	45d	1	0.79mi
521 N Denley Dr Dallas, TX	3.0	2.5	1387	$2,500	$1.80	45d	1	0.79mi
405 N Ewing Ave Dallas, TX	3.0	1.0–2.0	941	$2,875	$3.05	3d	48	0.85mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	45d	1	0.87mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	26d	1	0.87mi
335 N Marsalis Ave Dallas, TX	3.0	2.0	1260	$2,100	$1.67	45d	1	0.92mi
815 E 5th St Unit 209 Dallas, TX	3.0	3.5	1946	$3,200	$1.64	26d	1	0.93mi
512 N Lancaster Ave Unit 6 Dallas, TX	3.0	3.5	1980	$3,150	$1.59	12d	1	0.93mi
512 N Lancaster Ave #1 Dallas, TX	3.0	3.5	1980	$3,450	$1.74	45d	1	0.93mi
512 N Lancaster Ave Unit 1-2 Dallas, TX	3.0	3.5	1980	$2,950	$1.49	45d	1	0.93mi
604 N Ewing Ave Unit 107 Dallas, TX	3.0	3.5	1946	$3,150	$1.62	45d	1	0.94mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	9d	1	0.97mi
512 Avenue L Dallas, TX	3.0	4.0	2551	$3,400	$1.33	9d	1	0.99mi
324 N Patton Ave Dallas, TX	3.0	2.5	2300	$3,499	$1.52	45d	1	1.01mi
308 E 7th St Dallas, TX	3.0	2.5	2399	$3,600	$1.50	45d	1	1.09mi
306 E 7th St Dallas, TX	3.0	2.5	2399	$3,900	$1.63	15d	1	1.09mi
428 N Patton Ave Dallas, TX	3.0	2.5	2399	$3,900	$1.63	7d	1	1.09mi
302 E 7th St Dallas, TX	3.0	2.5	2399	$3,600	$1.50	45d	1	1.10mi
900 E Colorado Blvd Dallas, TX	3.0	1.0–2.0	914	$2,743	$3.00	0d	32	1.10mi
112 E Oscar Dr Dallas, TX	3.0	3.0	2012	$3,400	$1.69	12d	1	1.14mi
114 E Chester Ct Dallas, TX	3.0	3.0	1834	$3,000	$1.64	26d	1	1.15mi
728 N Beckley Ave Dallas, TX	3.0	2.0	1320	$2,800	$2.12	9d	1	1.19mi

Listing history 10 events

1. 2026-06-21
   days on market $379,000 Active 15 DOM
2. 2026-06-18
   days on market $379,000 Active 12 DOM
3. 2026-06-17
   days on market $379,000 Active 11 DOM
4. 2026-06-16
   days on market $379,000 Active 10 DOM
5. 2026-06-15
   days on market $379,000 Active 9 DOM
6. 2026-06-13
   days on market $379,000 Active 7 DOM
7. 2026-06-09
   days on market $379,000 Active 3 DOM
8. 2026-06-08
   days on market $379,000 Active 2 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $379,000 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: $6,947 · $579/mo
• Projected year-2 tax: $6,947 · $579/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $32,700
• − Mortgage interest: −$21,230
• − Property taxes: −$6,947
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,616
• − Management: −$2,616
• − Depreciation: −$11,025
• Taxable loss: −$13,629
• Est. tax savings @ 24.0%: +$3,271
• After-tax cash flow: $-3,588/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

-25.8% since first listed

15 events — show timeline

• 2026-06-06 Listed $379,000 NTREIS
• 2024-09-25 Sold (Public Records) — Public Records
• 2024-07-30 Rental Removed $3,199 NTREIS
• 2024-05-21 Listed for Rent $3,199 NTREIS
• 2024-04-12 Sold (Public Records) — Public Records
• 2024-02-14 Listing Removed — NTREIS
• 2023-12-19 Price Changed $380,000 NTREIS
• 2023-08-18 Listed $389,000 NTREIS
• 2023-07-18 Price Changed $405,000 NTREIS
• 2023-06-26 Price Changed $415,000 NTREIS
• 2023-06-16 Listed $450,000 NTREIS
• 2023-06-08 Price Changed $449,999 NTREIS
• 2023-05-06 Price Changed $475,000 NTREIS
• 2023-04-04 Listed $510,500 NTREIS
• 2007-12-10 Sold (Public Records) — Public Records

Property tax history

+23.9%/yr

Latest (2025): $6,947 · -0.4% YoY. Source: county tax records.