908 Muncie Ave · Dallas, TX 75212

$499,999

3 bd · 3.5 ba · 2,747 sqft · SingleFamily public records · 24 Days on market

Built 2022 2,495 sqft lot Est $703k · 29% under ↓ 30% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +1.4/5.0

Listing remarks

Welcome to 908/920 Muncie Avenue —a modern three-story home offering stylish design, flexible living space, and a prime West Dallas location minutes from Downtown, Trinity Groves, Bishop Arts, and major highways. Thoughtfully designed with contemporary finishes and functional living in mind, this move-in ready home blends comfort with elevated design. Inside, you’ll find abundant natural light, soaring ceilings, wide-plank flooring, and designer touches throughout. The open-concept living, kitchen, and dining areas create an ideal setup for entertaining and daily living. The kitchen features quartz countertops, custom cabinetry, stainless steel appliances, subway tile backsplash

Key facts

• Custom cabinetry
• Quartz countertops
• Island seating

Tags

• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• ISLAND SEATING
• SPA-INSPIRED BATHROOM

Property features AI

Exterior

• Parking: Attached tandem garage (2 spaces)
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2022; Slab foundation
• Construction: Brick and cement siding exterior
• Exterior features: Balcony; Fully fenced yard; Fence (back yard); Paved driveway; Private yard; Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Pantry; Walk-in pantry; Quartz counters; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on third level; Bedroom on first level; Guest quarters on third level; Additional bedrooms (see rooms list)
• Flooring: Engineered hardwood; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Primary bathroom on third level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Balcony; Double vanity; High ceilings; Kitchen island; Kitchen/family room combo; Bath in primary bedroom; Multiple staircases; Pantry; Quartz counters; Self-closing cabinet doors and drawers; Soaking tub; Separate shower; Tub/shower combination; Vanity; Walk-in pantry; Window treatments; Ceiling fan(s); Programmable thermostat; Electric fireplace
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Utility room on second level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (22.8% below list).
• Recommended offer: $386k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Jesus Moroles Expressive Arts Vanguard (math 23% / reading 43%, grade F, #2,208 of 4,322 statewide, top 52%, 627 students, 75% 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) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $3,858/mo this rent would consume 77% 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 $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 8 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: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $385,760 (22.8% 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: 0.77% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $703,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Walkway St	0.04mi	3/3.5	2,562 (-7%)	2mo	$619,000	$242	85
1117 Tea Olive Ln	0.22mi	3/3.5	2,597 (-6%)	1mo	$569,999	$219	80
1023 Mobile St	0.34mi	3/3.5	2,763 (+1%)	9mo	$897,975	$325	76
2419 Crossman Ave	0.24mi	4/4.5 (+1)	2,572 (-6%)	0mo	$444,900	$173	69
1053 Manacor Ln	0.18mi	3/3.5	2,427 (-12%)	4mo	$570,000	$235	69
832 Mcbroom St	0.49mi	4/3.5 (+1)	2,796 (+2%)	8mo	$799,000	$286	62
1006 Mobile St	0.36mi	3/3.5	2,390 (-13%)	3mo	$795,000	$333	59
1234 Flanders St	0.52mi	4/3.5 (+1)	2,869 (+4%)	6mo	$799,900	$279	58
1010 Mobile St	0.35mi	3/3.5	2,390 (-13%)	6mo	$800,000	$335	57
1723 N Edgefield Ave	0.54mi	4/2.5 (+1)	2,570 (-6%)	1mo	$575,000	$224	54
1508 Nomas St	0.57mi	4/3.0 (+1)	2,409 (-12%)	3mo	$539,000	$224	43
3105 Rutz St	0.57mi	4/2.5 (+1)	2,385 (-13%)	8mo	$609,900	$256	36

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: 20.2%
• Equity multiple: 2.63×
• Total profit: $227,537
• Equity at exit: $450,439

10-year hold

• IRR: 17.8%
• Equity multiple: 5.83×
• Total profit: $676,504
• Equity at exit: $971,388

Cash invested: $140,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,858 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$745 /mo · $8,936/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-528

Break-even live

Break-even rent $4,525

Max offer price $406,799

Occupancy floor —

Sensitivity live

Price	-10% $-245	-5% $-386	+0% $-528	+5% $-669	+10% $-811
Rent	-10% $-832	-5% $-680	+0% $-528	+5% $-375	+10% $-223
Rate	-1.0pp $-276	-0.5pp $-400	base $-528	+0.5pp $-657	+1.0pp $-789

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	45d	1	0.07mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	9d	1	0.08mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	5d	1	0.19mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.21mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.23mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	14d	1	0.23mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	45d	1	0.35mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.35mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	14d	1	0.36mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	26d	1	0.37mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.39mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,930	$1.67	1d	21	0.41mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.43mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	0d	5	0.45mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	45d	1	0.45mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.60mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.61mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.61mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	0.61mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	0.69mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	0.79mi
919 Knott Pl Dallas, TX	4.0	3.5	3210	$7,900	$2.46	45d	1	0.82mi
919 Knott Pl Dallas, TX	4.0	3.5	3087	$6,950	$2.25	6d	1	0.82mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	45d	1	0.83mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	12d	1	0.83mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	0.87mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	45d	1	0.96mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	1.07mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	1.16mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	1.34mi
1007 N Madison Ave Dallas, TX	4.0	2.0	1895	$3,500	$1.85	45d	1	1.50mi
843 N Clinton Ave Dallas, TX	4.0	3.0	2628	$3,200	$1.22	45d	1	1.50mi

Listing history 39 events

1. 2026-06-21
   days on market $499,999 Active 24 DOM
2. 2026-06-18
   days on market $499,999 Active 21 DOM
3. 2026-06-17
   days on market $499,999 Active 20 DOM
4. 2026-06-16
   days on market $499,999 Active 19 DOM
5. 2026-06-15
   days on market $499,999 Active 18 DOM
6. 2026-06-13
   days on market $499,999 Active 16 DOM
7. 2026-06-09
   days on market $499,999 Active 12 DOM
8. 2026-06-08
   days on market $499,999 Active 11 DOM
9. 2026-06-07
   days on market $499,999 Active 10 DOM
10. 2026-06-04
    days on market $499,999 Active 7 DOM
11. 2026-06-03
    days on market $499,999 Active 6 DOM
12. 2026-06-02
    days on market $499,999 Active 5 DOM
13. 2026-06-01
    days on market $499,999 Active 4 DOM
14. 2026-05-31
    days on market $499,999 Active 3 DOM
15. 2026-05-28
    listed $499,999 Active
16. 2025-07-07
    price $549,000
17. 2025-06-02
    listed $579,000 Active
18. 2024-11-11
    price $565,000
19. 2024-10-24
    listed $599,000 Active
20. 2024-06-13
    soldstatus
21. 2024-06-06
    soldstatus
22. 2024-04-05
    historical
23. 2024-01-23
    listed $625,000 Active
24. 2024-01-22
    historical $3,750
25. 2023-11-09
    listed $3,750
26. 2023-09-13
    soldstatus
27. 2023-08-29
    historical
28. 2023-07-28
    status Active
29. 2023-07-25
    status Pending
30. 2023-06-22
    price $599,900
31. 2023-05-30
    price $624,900
32. 2023-04-18
    price $649,900
33. 2023-02-06
    price $674,900
34. 2022-10-03
    price $699,000
35. 2022-10-03
    status Active
36. 2022-05-21
    listed $714,900 Active
37. 2021-03-22
    soldstatus
38. 2019-03-07
    soldstatus
39. 1997-07-30
    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: $8,936 · $745/mo
• Projected year-2 tax: $9,150 · $762/mo
• Expected delta: +$214/yr (+$18/mo · 2.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $46,291
• − Mortgage interest: −$28,008
• − Property taxes: −$8,936
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,703
• − Management: −$3,703
• − Depreciation: −$14,545
• Taxable loss: −$15,105
• Est. tax savings @ 24.0%: +$3,625
• After-tax cash flow: $-2,706/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

-30.1% since first listed

25 events — show timeline

• 2026-05-28 Listed $499,999 HARMLS
• 2025-07-07 Price Changed $549,000 NTREIS
• 2025-06-02 Listed $579,000 NTREIS
• 2024-11-11 Price Changed $565,000 NTREIS
• 2024-10-24 Listed $599,000 NTREIS
• 2024-06-13 Sold (Public Records) — Public Records
• 2024-06-06 Sold (Public Records) — Public Records
• 2024-04-05 Listing Removed — NTREIS
• 2024-01-23 Listed $625,000 NTREIS
• 2024-01-22 Rental Removed $3,750 NTREIS
• 2023-11-09 Listed for Rent $3,750 NTREIS
• 2023-09-13 Sold (Public Records) — Public Records
• 2023-08-29 Listing Removed — NTREIS
• 2023-07-28 Relisted — NTREIS
• 2023-07-25 Pending — NTREIS
• 2023-06-22 Price Changed $599,900 NTREIS
• 2023-05-30 Price Changed $624,900 NTREIS
• 2023-04-18 Price Changed $649,900 NTREIS
• 2023-02-06 Price Changed $674,900 NTREIS
• 2022-10-03 Price Changed $699,000 NTREIS
• 2022-10-03 Relisted — NTREIS
• 2022-05-21 Listed $714,900 NTREIS
• 2021-03-22 Sold (Public Records) — Public Records
• 2019-03-07 Sold (Public Records) — Public Records
• 1997-07-30 Sold (Public Records) — Public Records

Property tax history

+29.4%/yr

Latest (2025): $8,936 · -38.8% YoY. Source: county tax records.