5332 Dimple Jackson St · Dallas, TX 75210

$130,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 91 Days on market

Built 1911 6,034 sqft lot $143/sqft · 20% below area Est $163k · 20% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do not miss out

Key facts

• 6,034 sq ft lot
• Built 1911
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% 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: 80 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($899 loan paydown + $1k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $29k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (median comp): $162,788
• List price: $130,000
• Delta: -20.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5340 Bourquin St	0.06mi	2/1.0	998 (+9%)	7mo	$150,000	$150	76
5128 Dimple Jackson St	0.19mi	3/2.0 (+1)	992 (+9%)	8mo	$199,999	$202	61
3808 De Maggio St	0.24mi	3/1.0 (+1)	1,015 (+11%)	18mo	$205,500	$202	50
3603 York St	0.73mi	2/1.0	986 (+8%)	4mo	$160,000	$162	49
4202 Robert L Parish Sr	0.67mi	2/1.0	980 (+8%)	13mo	$150,000	$153	46
3516 York St	0.74mi	2/1.0	990 (+9%)	8mo	$114,900	$116	44
3834 York St	0.60mi	3/1.0 (+1)	837 (-8%)	17mo	$135,000	$161	40
3526 Elsie Faye Heggins St	0.62mi	3/1.0 (+1)	958 (+5%)	24mo	$90,000	$94	38
3607 York St	0.72mi	3/1.0 (+1)	793 (-13%)	16mo	$152,000	$192	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.27×
• Total profit: $9,850
• Equity at exit: $44,831

10-year hold

• IRR: 9.6%
• Equity multiple: 2.17×
• Total profit: $42,678
• Equity at exit: $59,927

Cash invested: $36,400 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$682
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $109

Break-even live

Break-even rent $1,213

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	43d	1	0.14mi
3910 Polly St Dallas, TX	2.0	1.0	550	$1,100	$2.00	7d	1	0.36mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.55mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.62mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.62mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	0.86mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	0.96mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	1.03mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	1.05mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	1.05mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	11d	1	1.14mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	1.19mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	15d	1	1.30mi
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	43d	1	1.30mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	43d	1	1.34mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.34mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.35mi
6415 Latta St Unit 1 Dallas, TX	1.0	1.0	1110	$1,365	$1.23	43d	1	1.37mi
6363 Hollis Ave Unit 6365 Dallas, TX	1.0	1.0	600	$850	$1.42	7d	1	1.39mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	1.39mi
6365 Hollis Ave Dallas, TX	1.0	1.0	589	$1,000	$1.70	43d	1	1.39mi
6365 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	7d	1	1.39mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	1.40mi
6401 Hollis Ave Unit 6403 Dallas, TX	1.0	1.0	600	$850	$1.42	7d	1	1.40mi
6401 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	43d	1	1.40mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	43d	1	1.41mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	3d	1	1.41mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	43d	1	1.41mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	24d	1	1.42mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	1.43mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	1.43mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 91 DOM
2. 2026-06-17
   days on market $130,000 Active 90 DOM
3. 2026-06-16
   days on market $130,000 Active 89 DOM
4. 2026-06-15
   days on market $130,000 Active 88 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 86 DOM
6. 2026-06-09
   days on market $147,000 Active 82 DOM
7. 2026-06-08
   days on market $147,000 Active 81 DOM
8. 2026-06-07
   days on market $147,000 Active 80 DOM
9. 2026-06-04
   days on market $147,000 Active 77 DOM
10. 2026-06-03
    days on market $147,000 Active 76 DOM
11. 2026-06-02
    days on market $147,000 Active 75 DOM
12. 2026-06-02
    days on market $147,000 Active 74 DOM
13. 2026-05-31
    days on market $147,000 Active 73 DOM
14. 2026-05-04
    price $147,000 15-char remark

    Show marketing remark (15 chars)

    Do not miss out

15. 2026-03-05
    listed $159,000 Active 15-char remark

    Show marketing remark (15 chars)

    Do not miss out

16. 2016-11-11
    soldstatus Sold 316-char remark

    Show marketing remark (316 chars)

    PROPERTY HAS TWO BEDROOM AND ONE BATH WITH SEPARATE LIVING ROOM, DINING ROOM, LAUNDRY ROOM, PORCH AND PATIO COVERED AND PROPERTY HAS 6033 SQ FT LOT SIZE. AUCTION SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

17. 2016-09-22
    status Pending 316-char remark

    Show marketing remark (316 chars)

    PROPERTY HAS TWO BEDROOM AND ONE BATH WITH SEPARATE LIVING ROOM, DINING ROOM, LAUNDRY ROOM, PORCH AND PATIO COVERED AND PROPERTY HAS 6033 SQ FT LOT SIZE. AUCTION SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

18. 2016-08-31
    listed $23,320 Active 316-char remark

    Show marketing remark (316 chars)

    PROPERTY HAS TWO BEDROOM AND ONE BATH WITH SEPARATE LIVING ROOM, DINING ROOM, LAUNDRY ROOM, PORCH AND PATIO COVERED AND PROPERTY HAS 6033 SQ FT LOT SIZE. AUCTION SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

19. 2005-08-08
    soldstatus
20. 2005-07-29
    soldstatus
21. 2005-07-05
    historical
22. 2005-03-22
    listed $28,000
23. 2001-08-01
    soldstatus
24. 2001-08-01
    soldstatus

ⓘ 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: $2,667 · $222/mo
• Projected year-2 tax: $2,667 · $222/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,209
• − Mortgage interest: −$7,282
• − Property taxes: −$2,667
• − Insurance: −$650
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,782
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,491/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

+425.0% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $147,000 NTREIS
• 2026-03-05 Listed $159,000 NTREIS
• 2016-11-11 Sold (MLS) — NTREIS
• 2016-09-22 Pending — NTREIS
• 2016-08-31 Listed $23,320 NTREIS
• 2005-08-08 Sold (Public Records) — Public Records
• 2005-07-29 Sold (MLS) — NTREIS
• 2005-07-05 Listing Removed — NTREIS
• 2005-03-22 Listed $28,000 NTREIS
• 2001-08-01 Sold (Public Records) — Public Records
• 2001-08-01 Sold (Public Records) — Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,667 · -0.4% YoY. Source: county tax records.