4936 Worth St Unit A-E · Dallas, TX 75214

$1,150,000

25 bd · 27.5 ba · 4,402 sqft · MultiFamily · 146 Days on market

Built 1909 Good condition 9,540 sqft lot $261/sqft · 53% above area ↓ 4% since listing

---

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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming property located in sought-after Historic Munger Place, this delightful 5-unit unit complex blends timeless character with thoughtful modern updates. Each unit has been tastefully refreshed within the past five years, offering residents functionality and comfort while preserving the property’s original appeal. The Building has separate electric meters and central HVAC for each unit.4402 Sq Ft includes garage apartment. Three units have covered parking, one has driveway parking, and Garage apartment has street parking. Tenants enjoy inviting common areas, including a shared yard and a welcoming front porch—perfect for relaxing and fostering a sense of community. The two upstairs units include a shared balcony. The property is 100% leased and professionally managed, providing immediate, stabilized income and truly hands-off ownership. Pictures in listing are of unit C. A rare opportunity to own a well-maintained, income-producing asset in one of the area’s most charming neighborhoods. Showings available by appointment, please contact agent.

Key facts

• Central hvac
• Front porch area
• Modern appliances

Tags

• SEPARATELY METERED ELECTRIC
• CENTRAL HVAC
• MODERN APPLIANCES
• SHARED BACKYARD GREENSPACE
• FRONT PORCH AREA
• SHARED BALCONY AREA

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/5.5-bath units multifamily listed at $1.15M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $512/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.15M).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+1.8%/yr); 270 active listings in the ZIP; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $13,299/mo this rent would consume 121% of the median local household income ($132k/yr) (locally 1464% 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 $8k of loan paydown is wiped out by about $34k 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 146 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $1,012,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $749,451
• List price: $1,150,000
• Delta: 53.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-38,783
• Equity at exit: $171,469

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $114,359
• Equity at exit: $99,431

Cash invested: $322,000 (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 75214

• Rents YoY: 1.8%
• Active inventory: 270
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $13,299 medium
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,793
• Net cashflow: $2,559

Break-even live

Break-even rent $10,060

Max offer price $1,150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $3,354	-5% $2,956	+0% $2,559	+5% $2,161	+10% $1,764
Rent	-10% $1,508	-5% $2,034	+0% $2,559	+5% $3,084	+10% $3,609
Rate	-1.0pp $3,138	-0.5pp $2,851	base $2,559	+0.5pp $2,261	+1.0pp $1,958

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

Units	Beds	Baths	Est. rent
▸ 5× units	5	5.5	$13,300
Total (5 units)			$13,299

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,150,000 Active 146 DOM
2. 2026-06-17
   days on market $1,150,000 Active 145 DOM
3. 2026-06-16
   days on market $1,150,000 Active 144 DOM
4. 2026-06-15
   days on market $1,150,000 Active 143 DOM
5. 2026-06-13
   days on market $1,150,000 Active 141 DOM
6. 2026-06-09
   days on market $1,150,000 Active 137 DOM
7. 2026-06-08
   days on market $1,150,000 Active 136 DOM
8. 2026-06-07
   days on market $1,150,000 Active 135 DOM
9. 2026-06-04
   days on market $1,150,000 Active 132 DOM
10. 2026-06-03
    days on market $1,150,000 Active 131 DOM
11. 2026-06-02
    days on market $1,150,000 Active 130 DOM
12. 2026-06-02
    days on market $1,150,000 Active 129 DOM
13. 2026-05-31
    days on market $1,150,000 Active 128 DOM
14. 2026-05-09
    price $1,150,000 1083-char remark

    Show marketing remark (1083 chars)

    Charming property located in sought-after Historic Munger Place, this delightful 5-unit unit complex blends timeless character with thoughtful modern updates. Each unit has been tastefully refreshed within the past five years, offering residents functionality and comfort while preserving the property’s original appeal. The Building has separate electric meters and central HVAC for each unit.4402 Sq Ft includes garage apartment. Three units have covered parking, one has driveway parking, and Garage apartment has street parking. Tenants enjoy inviting common areas, including a shared yard and a welcoming front porch—perfect for relaxing and fostering a sense of community. The two upstairs units include a shared balcony. The property is 100% leased and professionally managed, providing immediate, stabilized income and truly hands-off ownership. Pictures in listing are of unit C. A rare opportunity to own a well-maintained, income-producing asset in one of the area’s most charming neighborhoods. Showings available by appointment, please contact agent.

15. 2026-05-09
    price $1,500,000 1083-char remark

    Show marketing remark (1083 chars)

    Charming property located in sought-after Historic Munger Place, this delightful 5-unit unit complex blends timeless character with thoughtful modern updates. Each unit has been tastefully refreshed within the past five years, offering residents functionality and comfort while preserving the property’s original appeal. The Building has separate electric meters and central HVAC for each unit.4402 Sq Ft includes garage apartment. Three units have covered parking, one has driveway parking, and Garage apartment has street parking. Tenants enjoy inviting common areas, including a shared yard and a welcoming front porch—perfect for relaxing and fostering a sense of community. The two upstairs units include a shared balcony. The property is 100% leased and professionally managed, providing immediate, stabilized income and truly hands-off ownership. Pictures in listing are of unit C. A rare opportunity to own a well-maintained, income-producing asset in one of the area’s most charming neighborhoods. Showings available by appointment, please contact agent.

16. 2026-05-09
    price $11,500,000 1083-char remark

    Show marketing remark (1083 chars)

    Charming property located in sought-after Historic Munger Place, this delightful 5-unit unit complex blends timeless character with thoughtful modern updates. Each unit has been tastefully refreshed within the past five years, offering residents functionality and comfort while preserving the property’s original appeal. The Building has separate electric meters and central HVAC for each unit.4402 Sq Ft includes garage apartment. Three units have covered parking, one has driveway parking, and Garage apartment has street parking. Tenants enjoy inviting common areas, including a shared yard and a welcoming front porch—perfect for relaxing and fostering a sense of community. The two upstairs units include a shared balcony. The property is 100% leased and professionally managed, providing immediate, stabilized income and truly hands-off ownership. Pictures in listing are of unit C. A rare opportunity to own a well-maintained, income-producing asset in one of the area’s most charming neighborhoods. Showings available by appointment, please contact agent.

17. 2026-01-20
    listed $1,200,000 Active 1083-char remark

    Show marketing remark (1083 chars)

    Charming property located in sought-after Historic Munger Place, this delightful 5-unit unit complex blends timeless character with thoughtful modern updates. Each unit has been tastefully refreshed within the past five years, offering residents functionality and comfort while preserving the property’s original appeal. The Building has separate electric meters and central HVAC for each unit.4402 Sq Ft includes garage apartment. Three units have covered parking, one has driveway parking, and Garage apartment has street parking. Tenants enjoy inviting common areas, including a shared yard and a welcoming front porch—perfect for relaxing and fostering a sense of community. The two upstairs units include a shared balcony. The property is 100% leased and professionally managed, providing immediate, stabilized income and truly hands-off ownership. Pictures in listing are of unit C. A rare opportunity to own a well-maintained, income-producing asset in one of the area’s most charming neighborhoods. Showings available by appointment, please contact agent.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $159,588
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$12,767
• − Management: −$12,767
• − Depreciation: −$33,455
• Taxable income: $13,181
• Est. tax owed @ 24.0%: −$3,164
• After-tax cash flow: $27,542/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming multi-family property in Historic Munger Place is in excellent condition with recent updates. It offers a good investment opportunity with potential for further value enhancement through painting and landscaping.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New roof inspection and maintenance — Ensures structural integrity and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof inspection and maintenance — Ensures structural integrity and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 34,274
• Household income: $132,313
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1464.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 9% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -988.15%
• Current HPI: 320.9124
• Rent YoY: ▲ 1.82%
• 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

-4.2% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $1,150,000 NTREIS
• 2026-05-09 Price Changed $1,500,000 NTREIS
• 2026-05-09 Price Changed $11,500,000 NTREIS
• 2026-01-20 Listed $1,200,000 NTREIS