4633 Fairmount St #207 · Dallas, TX 75219

$105,000

1 bd · 1.0 ba · 466 sqft · Condo public records · 210 Days on market

Built 1974 $139/mo HOA · 11% of rent

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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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Boxtree! This beautifully renovated apartment is conveniently located with easy access to both the Medical District and downtown! Upgraded finishes abound with an appliance package, granite counters, updated light fixtures and more! This gated community is the perfect place to call home! *Unit is tenant occupied through May 31, 2026 at the rate of $1050.00 per month!*

Key facts

• Gated community
• Appliance package
• Upgraded finishes

Tags

• GATED COMMUNITY
• UPGRADED FINISHES
• APPLIANCE PACKAGE
• GRANITE COUNTERS
• UPDATED LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 flat; 432 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 15% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 210 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.23% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-14,168
• Equity at exit: $15,656

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-16,389
• Equity at exit: $9,078

Cash invested: $29,400 (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 75219

• Rents YoY: 0.6%
• Active inventory: 432
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$197 /mo · $2,366/yr
• Insurance: −$44
• HOA: −$139
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $91

Break-even live

Break-even rent $1,178

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3136 Hudnall St Dallas, TX	3.0	2.5	919	$1,080	$1.18	2d	84	0.65mi
5000 Bowser Ave Unit 213 Dallas, TX	1.0	1.0	373	$950	$2.55	43d	1	0.80mi
5010 Bowser Ave Apt 106 Dallas, TX	—	1.0	373	$900	$2.41	43d	1	0.81mi
3913 Rawlins St Unit 3912-207 Dallas, TX	1.0	1.0	291	$1,500	$5.15	43d	1	0.91mi
3913 Rawlins St Unit 3913 104 Dallas, TX	—	1.0	292	$1,925	$6.59	43d	1	0.91mi

HOA detail condo

• Monthly dues: $139 · $1,668/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-02
   days on market $105,000 Active 210 DOM
2. 2026-05-31
   days on market $105,000 Active 209 DOM
3. 2026-01-26
   price $105,000 389-char remark

   Show marketing remark (389 chars)

   Welcome home to Boxtree! This beautifully renovated apartment is conveniently located with easy access to both the Medical District and downtown! Upgraded finishes abound with an appliance package, granite counters, updated light fixtures and more! This gated community is the perfect place to call home! *Unit is tenant occupied through May 31, 2026 at the rate of $1050.00 per month!*

4. 2026-01-02
   price $115,000 389-char remark

   Show marketing remark (389 chars)

   Welcome home to Boxtree! This beautifully renovated apartment is conveniently located with easy access to both the Medical District and downtown! Upgraded finishes abound with an appliance package, granite counters, updated light fixtures and more! This gated community is the perfect place to call home! *Unit is tenant occupied through May 31, 2026 at the rate of $1050.00 per month!*

5. 2025-11-03
   listed $120,000 Active 389-char remark

   Show marketing remark (389 chars)

   Welcome home to Boxtree! This beautifully renovated apartment is conveniently located with easy access to both the Medical District and downtown! Upgraded finishes abound with an appliance package, granite counters, updated light fixtures and more! This gated community is the perfect place to call home! *Unit is tenant occupied through May 31, 2026 at the rate of $1050.00 per month!*

6. 2023-08-29
   historical $1,050
7. 2023-07-27
   listed $1,050

ⓘ 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: $2,366 · $197/mo
• Projected year-2 tax: $2,366 · $197/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 ≥109°F today · 22 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: $15,518
• − Mortgage interest: −$5,882
• − Property taxes: −$2,366
• − Insurance: −$525
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − HOA: −$1,668
• − Depreciation: −$3,055
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,203/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): 23,934
• Household income: $102,364
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 1475.0

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 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 18% Other Indo-European 3% Chinese 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: ▼ -124.82%
• Current HPI: 214.4564
• Rent YoY: ▲ 0.56%
• 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

+9900.0% since first listed

5 events — show timeline

• 2026-01-26 Price Changed $105,000 NTREIS
• 2026-01-02 Price Changed $115,000 NTREIS
• 2025-11-03 Listed $120,000 NTREIS
• 2023-08-29 Rental Removed $1,050 NTREIS
• 2023-07-27 Listed for Rent $1,050 NTREIS

Property tax history

+1.6%/yr

Latest (2025): $2,366 · -0.4% YoY. Source: county tax records.