9520 Culberson St · Dallas, TX 75227

$160,000

2 bd · 1.0 ba · 926 sqft · SingleFamily public records · 5 Days on market

Built 1983 8,581 sqft lot Est $177k · 10% under

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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 +13.2/30.0
• ARV discount +11.8/15.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor, flipper, DIY, and value-add opportunity on a cul-de-sac. This 2-bedroom, 1-bath home is being sold as-is and offers a great opportunity for buyers looking for an affordable property with potential. The longtime owner has lived in the home for over 30 years, and the property is ready for updates, renovation, or a fresh vision. With a good-sized yard and cul-de-sac location, this home may appeal to investors, landlords, first-time buyers, DIY homeowners, or anyone searching for a fixer-upper, rental property, buy-and-hold, or renovation project. Priced with value in mind and offered as-is. Bring your ideas and explore the possibilities. Buyer will need to purchase survey.

Key facts

• Good-sized yard
• Renovation project
• Fixer-upper

Tags

• GOOD-SIZED YARD
• VALUE-ADD OPPORTUNITY
• FIXER-UPPER
• RENOVATION PROJECT

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Restrictions: None
• HOA & community: No association

Exterior

• Parking: Detached garage (garage faces front); 1 covered parking space; Garage dimensions approximately 10 ft wide by 15 ft long
• Security: Security features present
• Utilities: City water; City sewer; Electricity available; Natural gas available; Individual gas meter; Individual water meter
• Home design: Single-family residence attached to property; One story; Built in 1983
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Wood fencing; Exterior storage; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Open floorplan; Eat-in kitchen; Decorative lighting; High-speed internet available; One living area; One dining area; 6 total rooms
• Laundry & utility: Laundry in hall; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (4.1% below list).
• Recommended offer: $153k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: C A Tatum Jr El (math 51% / reading 47%, grade D, #926 of 4,322 statewide, top 22%, 391 students, 98% FRL); Ann Richards Steam Academy (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,174 students, 94% FRL); Skyline H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 4,166 students, 72% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,434 (4.1% 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: 0.96% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $176,866
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9420 Kerrville St	0.11mi	2/2.0	1,054 (+14%)	1mo	$176,000	$167	67
3215 Wilbarger Dr	0.18mi	3/2.0 (+1)	928 (+0%)	20mo	$164,900	$178	66
3203 Wilbarger Dr	0.18mi	3/2.0 (+1)	980 (+6%)	9mo	$159,999	$163	65
3211 Wilbarger Dr	0.17mi	3/2.0 (+1)	1,046 (+13%)	9mo	$199,999	$191	54
2726 Kirven St	0.66mi	2/1.0	896 (-3%)	16mo	$225,000	$251	50
2908 Kirven St	0.53mi	2/1.0	844 (-9%)	15mo	$225,000	$267	48
9238 Summerlee St	0.68mi	2/1.0	1,056 (+14%)	5mo	$235,000	$223	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-30,588
• Equity at exit: $23,857

10-year hold

• IRR: -22.8%
• Equity multiple: 0.02×
• Total profit: $-43,973
• Equity at exit: $13,834

Cash invested: $44,800 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$839
• Tax from tax record: −$310 /mo · $3,725/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-4

Break-even live

Break-even rent $1,539

Max offer price $159,290

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $41	+0% $-4	+5% $-49	+10% $-95
Rent	-10% $-125	-5% $-65	+0% $-4	+5% $57	+10% $117
Rate	-1.0pp $77	-0.5pp $37	base $-4	+0.5pp $-45	+1.0pp $-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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	1d	20	0.30mi
4051 Renee Dr Dallas, TX	2.0	1.0	1056	$2,050	$1.94	45d	1	0.76mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.92mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	5d	1	1.02mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	1.02mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	1.03mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	21d	1	1.04mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	26d	1	1.04mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,050	$2.01	0d	1	1.04mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	1.08mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	1.13mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	1.15mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	1.17mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.19mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	1.20mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	1.20mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	1.30mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	1.49mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $160,000 Active 5 DOM
2. 2026-06-18
   days on market $160,000 Active 2 DOM
3. 2026-06-18
   remarks 688-char remark
4. 2026-06-17
   remarks 652-char remark
5. 2026-06-17
   listed $160,000 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: $3,725 · $310/mo
• Projected year-2 tax: $3,725 · $310/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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,412
• − Mortgage interest: −$8,962
• − Property taxes: −$3,725
• − Insurance: −$800
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,655
• Taxable loss: −$2,676
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $594/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

1 event — show timeline

• 2026-06-16 Listed $160,000 NTREIS

Property tax history

+9.8%/yr

Latest (2025): $3,725 · -0.4% YoY. Source: county tax records.