1836 Pueblo St · Dallas, TX 75212

$699,000

2 bd · 2.0 ba · 1,080 sqft · MultiFamily public records · 17 Days on market

Built 2026 5,663 sqft lot

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Why this score? — see what drove the F 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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Experience elevated urban living in this stunning new construction residence located in the highly sought-after Victory Gardens neighborhood. Thoughtfully crafted across three spacious levels, this architecturally striking home offers 5 bedrooms, 3.5 bathrooms, and a seamless blend of modern sophistication, luxury finishes, and functional design. The heart of the home is an impressive European-inspired chef's kitchen, beautifully appointed with dramatic waterfall quartz countertops, sleek custom cabinetry, premium finishes, and a spacious butler-style pantry that provides additional prep space and effortless entertaining. The open-concept layout flows seamlessly into the dining and living a

Key facts

• Private rooftop deck
• Dallas skyline
• Butler style pantry

Tags

• NEW CONSTRUCTION RESIDENCE
• BUTLER STYLE PANTRY
• PRIVATE ROOFTOP DECK
• DALLAS SKYLINE

Property features AI

Finance

• Other: Builder special listing condition
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Two-story; New construction (completed 2026); Smart home features available
• Construction: Shingle roof; Slab foundation; New construction completed in 2026
• Exterior features: Lot less than 0.5 acre (approximately 0.13 acre); Subdivision: Victory Gardens

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Eat-in kitchen with kitchen island; Walk-in pantry; Pot filler
• Bedrooms: 5 bedrooms total; Primary bedroom on main level; Second primary bedroom on main level; Additional bedrooms on second level
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; High-speed internet available; In-law suite floorplan; Kitchen island; Open floorplan; Pantry; Walk-in closet(s); One living area; One dining area; Total of 9 rooms; Electric fireplace in living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (71.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (72.4% below list).
• Recommended offer: $193k (72.4% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 2.3% in Dallas — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Adelfa Botello Callejo El (math 33% / reading 45%, grade F, #1,651 of 4,322 statewide, top 39%, 542 students, 96% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k 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 ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: 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 $193,233 (72.4% 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 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: 0.28% ✗
• Cap rate: 1.43%
• Cash-on-cash: -17.37%
• DSCR: 0.23
• GRM: 30.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.99×
• Total profit: $194,329
• Equity at exit: $629,715

10-year hold

• IRR: 12.4%
• Equity multiple: 4.59×
• Total profit: $703,508
• Equity at exit: $1,358,003

Cash invested: $195,720 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 30.1×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$403 /mo · $4,833/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-2,833

Break-even live

Break-even rent $5,519

Max offer price $198,521

Occupancy floor —

Sensitivity live

Price	-10% $-2,437	-5% $-2,635	+0% $-2,833	+5% $-3,031	+10% $-3,229
Rent	-10% $-2,986	-5% $-2,909	+0% $-2,833	+5% $-2,757	+10% $-2,680
Rate	-1.0pp $-2,481	-0.5pp $-2,655	base $-2,833	+0.5pp $-3,014	+1.0pp $-3,198

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Nomas St Dallas, TX	3.0	2.0	1368	$2,900	$2.12	20d	1	0.09mi
3113 Navaro St Dallas, TX	2.0	2.0	735	$1,600	$2.18	26d	1	0.20mi
3113 Navaro St Unit N/A Dallas, TX	2.0	2.0	735	$1,800	$2.45	45d	1	0.20mi
1728 McBroom St Dallas, TX	3.0	1.0	1027	$1,695	$1.65	45d	1	0.21mi
1739 McBroom St Dallas, TX	3.0	2.0	1138	$2,100	$1.85	13d	1	0.22mi
3015 Chihuahua Ave Unit 1069902P Dallas, TX	3.0	2.0	904	$6,725	$7.44	0d	1	0.25mi
3015 Chihuahua Ave Dallas, TX	3.0	2.0	912	$4,500	$4.93	9d	1	0.25mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	5d	1	0.34mi
1944 Gallagher St Dallas, TX	3.0	2.0	1125	$1,961	$1.74	7d	1	0.34mi
1520 McBroom St Dallas, TX	2.0	1.0	900	$1,590	$1.77	45d	1	0.35mi
2901 Borger St Apt 511 Dallas, TX	2.0	2.0	1084	$1,799	$1.66	0d	1	0.48mi
1218 Singleton Blvd Dallas, TX	1.0	1.0	756	$1,670	$2.21	45d	1	0.49mi
1834 Bayside St Dallas, TX	3.0	2.0	1322	$2,000	$1.51	19d	1	0.58mi
1010 Singleton Blvd Unit 1047 Dallas, TX	2.0	2.0	990	$2,276	$2.30	0d	1	0.63mi
1010 Singleton Blvd Unit 1025 Dallas, TX	1.0	1.0	756	$2,081	$2.75	0d	1	0.63mi
996 Singleton Blvd Dallas, TX	2.0	2.0	1203	$1,981	$1.65	4d	1	0.67mi
996 Singleton Blvd Dallas, TX	1.0	1.0	774	$1,350	$1.74	45d	1	0.67mi
996 Singleton Blvd Dallas, TX	1.0	1.0	774	$1,350	$1.74	23d	1	0.67mi
1815 Leath St Dallas, TX	2.0	2.0	832	$2,100	$2.52	3d	1	0.67mi
1902 Angelina Dr Dallas, TX	3.0	1.0	1040	$1,695	$1.63	0d	1	0.70mi
941 Bayonne St Unit 941 Dallas, TX	2.0	2.0	917	$1,295	$1.41	20d	1	0.73mi
941 Bayonne St Unit 939 Dallas, TX	2.0	2.0	917	$1,350	$1.47	5d	1	0.73mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	1d	26	0.74mi
3213 Obenchain St Dallas, TX	3.0	1.0	1120	$1,690	$1.51	45d	1	0.75mi
1293 Clifftop Ln Dallas, TX	2.0	2.5	1411	$2,900	$2.06	45d	1	0.78mi
1641 N Windomere Ave Dallas, TX	1.0	1.0	700	$1,500	$2.14	45d	1	0.98mi
707 Seale St Dallas, TX	1.0	1.0	720	$1,575	$2.19	45d	1	1.04mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$2,922	$1.50	0d	5	1.07mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	23d	1	1.09mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	45d	1	1.09mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	14d	1	1.09mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	21d	1	1.09mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	14d	1	1.09mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	17d	1	1.09mi
710 Fort Worth Ave Dallas, TX	2.0	2.0	1122	$1,479	$1.32	45d	1	1.10mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$1,999	$1.74	18d	1	1.12mi
4043 Gray Oak Pl Dallas, TX	3.0	2.0	1152	$2,100	$1.82	45d	1	1.12mi
750 Fort Worth Ave Dallas, TX	2.0	2.0	1268	$2,057	$1.62	45d	1	1.16mi
750 Fort Worth Ave Dallas, TX	2.0	1.0–2.0	930	$1,903	$2.05	26d	10	1.16mi
750 Fort Worth Ave Dallas, TX	3.0	1.0–2.0	1000	$1,768	$1.77	0d	23	1.16mi

Listing history 11 events

1. 2026-06-21
   days on market $699,000 Active 17 DOM
2. 2026-06-18
   days on market $699,000 Active 14 DOM
3. 2026-06-17
   days on market $699,000 Active 13 DOM
4. 2026-06-16
   days on market $699,000 Active 12 DOM
5. 2026-06-15
   days on market $699,000 Active 11 DOM
6. 2026-06-13
   days on market $699,000 Active 9 DOM
7. 2026-06-09
   days on market $699,000 Active 5 DOM
8. 2026-06-08
   days on market $699,000 Active 4 DOM
9. 2026-06-07
   days on market $699,000 Active 3 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $699,000 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: $4,833 · $403/mo
• Projected year-2 tax: $12,792 · $1,066/mo
• Expected delta: +$7,959/yr (+$663/mo · 164.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $23,188
• − Mortgage interest: −$39,155
• − Property taxes: −$4,833
• − Insurance: −$3,495
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$20,335
• Taxable loss: −$48,340
• Est. tax savings @ 24.0%: +$11,602
• After-tax cash flow: $-22,396/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

+163.8% since first listed

5 events — show timeline

• 2026-06-04 Listed $699,000 NTREIS
• 2026-01-24 Listed $744,900 NTREIS
• 2025-04-02 Sold (Public Records) — Public Records
• 2022-09-06 Listing Removed — NTREIS
• 2022-06-07 Listed $265,000 NTREIS

Property tax history

+16.1%/yr

Latest (2025): $4,833 · +26.8% YoY. Source: county tax records.