1010 Winters St · Dallas, TX 75216

$115,000

2 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 7 Days on market

Built 1939 5,837 sqft lot Est $180k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The home’s character and potential are evident throughout, allowing you to create your dream space or capitalize on the property’s rental potential in a sought-after neighborhood. Situated near the renowned Dallas Zoo and just a short drive from Downtown Dallas, this location offers a unique blend of suburban tranquility and urban convenience. Enjoy the vibrant community atmosphere, with nearby parks, shops, and dining options adding to the area’s charm. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• Nearby parks
• Near dallas zoo
• 5,837 sq ft lot

Tags

• NEAR DALLAS ZOO
• NEARBY PARKS
• SHOPS AND DINING OPTIONS

Property features AI

Finance

• Other: Listing broker: Luxely Real Estate; Listing agent: Jonathan Layton
• Financial info: Transaction: For sale; Listing terms: Cash; Special listing condition: Third party approval
• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Built in 1939; Residential property
• Construction: Year built: 1939
• Exterior features: Lot under 0.5 acre (approximately 0.134 acres); Subdivision: Cedar Haven

Interior

• Kitchen: Kitchen on main level (13 x 9); No appliances included
• Bedrooms: Primary bedroom on main level (13 x 11); Second bedroom on main level (12 x 11)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area and one dining area; Fireplace in the family room; Total of 4 rooms
• Laundry & utility: No specific laundry/utility features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.8% 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) — zoned schools average 100% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,797/mo this rent would consume 52% of the median local household income ($41k/yr) (locally 2465% 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 $795 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.56% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $180,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259 Fernwood Ave	0.06mi	2/1.0	980 (-10%)	3mo	$190,000	$194	79
1311 Glen Ave	0.36mi	2/1.0	1,040 (-4%)	9mo	$125,000	$120	69
1511 Iowa	0.59mi	2/1.0	1,064 (-2%)	1mo	$109,000	$102	68
1220 Alaska Ave	0.38mi	2/1.0	1,176 (+8%)	1mo	$165,000	$140	68
1503 Vermont Ave	0.52mi	3/2.0 (+1)	1,100 (+1%)	6mo	$208,000	$189	60
1415 Edgemont Ave	0.38mi	3/1.0 (+1)	1,008 (-7%)	9mo	$119,000	$118	58
1238 E Louisiana Ave	0.66mi	3/1.0 (+1)	1,072 (-1%)	9mo	$169,900	$158	54
338 Vermont Ave	0.67mi	2/1.0	1,136 (+5%)	8mo	$325,000	$286	54
1822 S Marsalis Ave	0.61mi	2/1.0	960 (-12%)	3mo	$99,000	$103	50
1549 Vermont Ave	0.59mi	2/1.0	932 (-14%)	7mo	$175,000	$188	43
1215 Iowa Ave	0.48mi	3/2.0 (+1)	1,204 (+11%)	9mo	$200,000	$166	43
1825 Dudley Ave	0.58mi	3/1.0 (+1)	939 (-14%)	8mo	$160,000	$170	39

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $11,203
• Equity at exit: $17,147

10-year hold

• IRR: 19.1%
• Equity multiple: 2.71×
• Total profit: $54,989
• Equity at exit: $9,943

Cash invested: $32,200 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$603
• Tax from tax record: −$337 /mo · $4,046/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $432

Break-even live

Break-even rent $1,251

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	0.16mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,995	$1.69	7d	1	0.28mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	24d	1	0.44mi
1027 Morrell Ave Dallas, TX	2.0	1.0	1140	$1,800	$1.58	44d	1	0.44mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	24d	1	0.47mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	3d	2	0.49mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	7d	1	0.68mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	14d	1	0.69mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	43d	1	0.71mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	43d	1	0.71mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	24d	1	0.71mi
2002 Dudley Ave Dallas, TX	2.0	1.0	750	$1,375	$1.83	7d	1	0.75mi
607 Woodbine Ave Dallas, TX	2.0	1.0	782	$1,350	$1.73	7d	1	0.77mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	3d	40	0.78mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	0.79mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	24d	1	0.79mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	43d	1	0.79mi
405 S Ewing Ave Unit 416 Dallas, TX	1.0	1.0	760	$1,930	$2.54	43d	1	0.79mi
308 S Storey St Dallas, TX	1.0	1.0	900	$1,550	$1.72	7d	1	0.91mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	7d	1	0.93mi
6 S Corinth Street Rd Dallas, TX	1.0	1.0	800	$1,050	$1.31	24d	1	1.02mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	43d	1	1.02mi
2250 Areba St Unit A Dallas, TX	2.0	1.0	779	$1,850	$2.37	43d	1	1.04mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	43d	1	1.04mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,425	$1.27	7d	1	1.04mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	43d	1	1.05mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	24d	1	1.23mi
212 Stellariga Pl Dallas, TX	2.0	2.5	1342	$2,345	$1.75	43d	1	1.25mi
801 Avenue I Unit 1-205 Dallas, TX	2.0	2.0	1185	$2,099	$1.77	3d	1	1.27mi
801 Avenue I Unit 1-107 Dallas, TX	1.0	1.0	872	$1,749	$2.01	24d	1	1.27mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,471	$1.56	7d	1	1.34mi
120 N Madison Ave Dallas, TX	1.0	1.0	582	$1,685	$2.89	7d	9	1.35mi
211 E Davis St Dallas, TX	1.0–2.0	1.0–2.0	707	$1,550	$2.19	3d	8	1.35mi
239 W 9th St Unit 1148 Dallas, TX	2.0	2.0	1144	$2,002	$1.75	43d	1	1.38mi
239 W 9th St Unit 6-226 Dallas, TX	2.0	2.0	1398	$2,098	$1.50	43d	1	1.38mi
239 W 9th St Dallas, TX	1.0	1.0	780	$1,425	$1.83	22d	1	1.38mi
239 W 9th St Unit 1999 Dallas, TX	1.0	1.0	840	$1,445	$1.72	43d	1	1.38mi
519 Heyser Dr Dallas, TX	2.0	2.0	1300	$2,300	$1.77	24d	1	1.39mi
406 Lansing St Dallas, TX	2.0	2.0	1014	$2,145	$2.12	6d	1	1.39mi
401 N Moore St Dallas, TX	1.0	1.5	972	$1,700	$1.75	7d	1	1.40mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $115,000 Pending 7 DOM
2. 2026-06-09
   days on market $115,000 Active 6 DOM
3. 2026-06-08
   days on market $115,000 Active 5 DOM
4. 2026-06-07
   days on market $115,000 Active 4 DOM
5. 2026-06-04
   remarks 602-char remark
6. 2026-06-04
   listed $115,000 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: $4,046 · $337/mo
• Projected year-2 tax: $4,046 · $337/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 ≥110°F today · 24 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: $21,568
• − Mortgage interest: −$6,442
• − Property taxes: −$4,046
• − Insurance: −$575
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$3,345
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,291/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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 Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

3 events — show timeline

• 2026-06-03 Listed $115,000 NTREIS
• 2026-04-23 Sold (Public Records) — Public Records
• 2024-08-26 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,046 · -0.4% YoY. Source: county tax records.