3338 Sylvan Ave · Dallas, TX 75212

$655,000

4 bd · 4.0 ba · 3,173 sqft · SingleFamily public records · 243 Days on market

Built 2024 5,532 sqft lot $206/sqft · 10% below area Est $737k · 11% under ↓ 21% since listing

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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).

• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.4/5.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this remarkable brand new 3,222 square foot living area residence located in the heart of Dallas that will surely amaze you. You will be greeted with a spectacular front entry door and once inside with a magnificent staircase. Charm and luxury define this 4 bedroom, 4 full bathroom, 2 car garage. One bedroom downstairs and the other 3 bedrooms upstairs. Each with its own full bathroom. The four generously sized bedrooms provide ample space for rest and relaxation. Each bedroom has its own spacious walk in closets. Stunning utility room. Modern kitchen features stainless steel appliances, quartz countertops, and an open layout that flows seamlessly into the family room and dining

Key facts

• Front entry door
• Modern kitchen
• 5,532 sq ft lot

Tags

• FRONT ENTRY DOOR
• MAGNIFICENT STAIRCASE
• SPACIOUS WALK IN CLOSETS
• STUNNING UTILITY ROOM
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $655k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $458k (30.0% below list).
• Recommended offer: $370k (43.5% below list) — sets the bar for cash-flow.
• Cap rate 3.3% 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: Lorenzo De Zavala El (math 24% / reading 27%, grade F, #2,982 of 4,322 statewide, top 70%, 442 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $4,583/mo this rent would consume 92% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $70k of equity ($5k loan paydown + $66k 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 ~$113k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($576k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $120k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $369,803 (43.5% 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. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.70% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.56%
• DSCR: 0.53
• GRM: 11.9

CMA / ARV

• ARV (median comp): $737,420
• List price: $655,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 Gallagher St	0.16mi	5/3.5 (+1)	3,300 (+4%)	13mo	$799,999	$242	68
832 Mcbroom St	0.12mi	4/3.5	2,796 (-12%)	8mo	$799,000	$286	66
1411 Toronto St	0.51mi	5/3.5 (+1)	3,150 (-1%)	9mo	$665,000	$211	60
838 Mcbroom St	0.12mi	4/3.5	2,771 (-13%)	16mo	$939,000	$339	58
3447 Borger St	0.43mi	5/4.5 (+1)	3,344 (+5%)	12mo	$715,000	$214	54
3407 Borger St	0.41mi	5/3.0 (+1)	3,360 (+6%)	12mo	$689,000	$205	52
3339 Bataan St	0.19mi	4/3.5	3,595 (+13%)	19mo	$659,000	$183	51
3319 Herbert St	0.30mi	5/3.0 (+1)	3,372 (+6%)	19mo	$879,900	$261	51
935 Muncie Ave	0.55mi	5/4.5 (+1)	3,120 (-2%)	20mo	$895,000	$287	48
937 Muncie Ave	0.55mi	4/4.0	2,949 (-7%)	20mo	$895,000	$303	46
3520 Navaro St	0.65mi	4/3.0	2,895 (-9%)	24mo	$599,000	$207	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $240,981
• Equity at exit: $590,076

10-year hold

• IRR: 15.0%
• Equity multiple: 5.18×
• Total profit: $767,465
• Equity at exit: $1,272,521

Cash invested: $183,400 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $4,583 high
• Mortgage (P&I): −$3,435
• Tax from tax record: −$1,527 /mo · $18,322/yr
• Insurance: −$273
• HOA: −$0
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $-1,614

Break-even live

Break-even rent $6,626

Max offer price $369,803

Occupancy floor —

Sensitivity live

Price	-10% $-1,244	-5% $-1,429	+0% $-1,614	+5% $-1,800	+10% $-1,985
Rent	-10% $-1,976	-5% $-1,795	+0% $-1,614	+5% $-1,433	+10% $-1,252
Rate	-1.0pp $-1,285	-0.5pp $-1,448	base $-1,614	+0.5pp $-1,784	+1.0pp $-1,957

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: $163,750
• Closing costs: $19,650
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	45d	1	0.15mi
3319 Wake St Dallas, TX	5.0	3.5	3665	$6,500	$1.77	45d	1	0.33mi
3210 Herbert St Dallas, TX	5.0	4.0	3200	$6,500	$2.03	45d	1	0.33mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	5d	1	0.48mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	45d	1	0.51mi
935 Muncie Ave Unit 935 Dallas, TX	5.0	5.0	3000	$6,700	$2.23	9d	1	0.57mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	9d	1	0.57mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.61mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	0.62mi
1526 Life Ave Dallas, TX	5.0	4.0	3300	$6,500	$1.97	45d	1	0.63mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.64mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	0.64mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	14d	1	0.67mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.67mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.69mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.69mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.72mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	45d	1	0.91mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	0.93mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	0d	5	1.01mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	12d	1	1.03mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	45d	1	1.07mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	1.16mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	1.21mi
919 Knott Pl Dallas, TX	4.0	3.5	3210	$7,900	$2.46	45d	1	1.38mi
919 Knott Pl Dallas, TX	4.0	3.5	3087	$6,950	$2.25	6d	1	1.38mi
2200 Victory Ave #2107 Dallas, TX	3.0	3.5	3232	$10,500	$3.25	6d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $655,000 Active 243 DOM
2. 2026-06-18
   days on market $655,000 Active 240 DOM
3. 2026-06-17
   days on market $655,000 Active 239 DOM
4. 2026-06-16
   days on market $655,000 Active 238 DOM
5. 2026-06-15
   days on market $655,000 Active 237 DOM
6. 2026-06-13
   days on market $655,000 Active 235 DOM
7. 2026-06-09
   days on market $655,000 Active 231 DOM
8. 2026-06-08
   days on market $655,000 Active 230 DOM
9. 2026-06-07
   days on market $655,000 Active 229 DOM
10. 2026-06-04
    days on market $655,000 Active 226 DOM
11. 2026-06-03
    days on market $655,000 Active 225 DOM
12. 2026-06-02
    days on market $655,000 Active 224 DOM
13. 2026-06-02
    days on market $655,000 Active 223 DOM
14. 2026-05-31
    days on market $655,000 Active 222 DOM
15. 2026-01-29
    price $695,000
16. 2025-10-01
    listed $775,000 Active
17. 2025-09-17
    historical
18. 2025-01-30
    price $775,000
19. 2024-11-10
    price $805,000
20. 2024-11-10
    price $840,000
21. 2024-09-17
    listed $885,000 Active
22. 2020-01-23
    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: $18,322 · $1,527/mo
• Projected year-2 tax: $18,322 · $1,527/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 4/10 Moderate FEMA zone X · 23% 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: $54,990
• − Mortgage interest: −$36,690
• − Property taxes: −$18,322
• − Insurance: −$3,275
• − Repairs & maintenance: −$4,399
• − Management: −$4,399
• − Depreciation: −$19,055
• Taxable loss: −$31,150
• Est. tax savings @ 24.0%: +$7,476
• After-tax cash flow: $-11,897/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

-21.5% since first listed

8 events — show timeline

• 2026-01-29 Price Changed $695,000 NTREIS
• 2025-10-01 Listed $775,000 NTREIS
• 2025-09-17 Listing Removed — NTREIS
• 2025-01-30 Price Changed $775,000 NTREIS
• 2024-11-10 Price Changed $805,000 NTREIS
• 2024-11-10 Price Changed $840,000 NTREIS
• 2024-09-17 Listed $885,000 NTREIS
• 2020-01-23 Sold (Public Records) — Public Records

Property tax history

+31.3%/yr

Latest (2025): $18,322 · +19.3% YoY. Source: county tax records.