818 Winters St · Dallas, TX 75216

$195,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 87 Days on market

Built 1927 5,515 sqft lot $147/sqft · 17% below area Est $234k · 17% under ↓ 2% since listing

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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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• 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 MLS

This property is being sold as-is, providing a great investment opportunity for buyers looking to invest in a piece of Oak Cliff history. While no repairs will be made, 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. Please do your due diligence regarding the property. Please no blind offers. The area surrounding 818 Winters Street is experiencing a surge in economic development focused on infrastructure revitalization, mixed-income housing, and transit-oriented retail. Halperin Park OpenBridge Deck Park over, 626 S R.L. Thornton Fwy, I-35E10.0 mi Located just north of Winters Street over I-35E, this 5-acre park is celebrating its grand opening on May 9, 2026.

Key facts

• Rental potential
• Nearby parks
• Near dallas zoo

Tags

• INVESTMENT OPPORTUNITY
• RENTAL POTENTIAL
• SOUGHT-AFTER NEIGHBORHOOD
• NEAR DALLAS ZOO
• NEARBY PARKS
• SHOPS AND DINING OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,140/mo this rent would consume 62% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1927 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.10% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

• ARV (median comp): $234,491
• List price: $195,000
• Delta: -16.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1431 Carson St	0.29mi	3/2.0	1,345 (+1%)	1mo	$299,000	$222	84
1331 Michigan Ave	0.38mi	3/2.0	1,348 (+1%)	1mo	$340,000	$252	79
1356 S Denley Dr	0.32mi	3/2.0	1,400 (+5%)	3mo	$245,000	$175	73
1411 E Waco Ave	0.50mi	3/2.0	1,300 (-2%)	6mo	$263,800	$203	68
1207 Morrell Ave	0.50mi	3/2.0	1,258 (-5%)	0mo	$249,999	$199	67
1511 S Marsalis Ave	0.36mi	4/2.0 (+1)	1,440 (+8%)	6mo	$275,000	$191	59
1342 Michigan Ave	0.36mi	3/2.0	1,501 (+13%)	4mo	$389,000	$259	59
1220 Alaska Ave	0.27mi	2/1.0 (-1)	1,176 (-12%)	1mo	$165,000	$140	59
2002 Maryland Ave	0.65mi	3/2.0	1,404 (+6%)	4mo	$150,000	$107	57
1417 Seevers Ave	0.69mi	2/1.0 (-1)	1,250 (-6%)	4mo	$349,900	$280	45
806 E Woodin Blvd	0.73mi	4/2.0 (+1)	1,239 (-7%)	5mo	$269,000	$217	45
1612 Lynn Haven Ave	0.55mi	4/2.0 (+1)	1,505 (+13%)	4mo	$284,000	$189	44

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,164
• Equity at exit: $29,075

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $11,631
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$403 /mo · $4,840/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $184

Break-even live

Break-even rent $1,908

Max offer price $195,000

Occupancy floor 86%

Sensitivity live

Price	-10% $294	-5% $239	+0% $184	+5% $128	+10% $73
Rent	-10% $14	-5% $99	+0% $184	+5% $268	+10% $353
Rate	-1.0pp $282	-0.5pp $233	base $184	+0.5pp $133	+1.0pp $82

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Dover St Dallas, TX	3.0	2.0	1180	$1,895	$1.61	0d	1	0.20mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	45d	1	0.21mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	44d	1	0.24mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,450	$1.31	0d	1	0.24mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	25d	1	0.33mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	4d	2	0.47mi
1027 Morrell Ave Dallas, TX	2.0	1.0	1140	$1,800	$1.58	45d	1	0.47mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	25d	1	0.50mi
1406 Galloway Ave Dallas, TX	4.0	2.0	1506	$1,975	$1.31	44d	1	0.54mi
1210 Grant St Dallas, TX	4.0	1.0	1370	$2,050	$1.50	8d	1	0.61mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	25d	1	0.69mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	2d	1	0.72mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	44d	1	0.72mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	44d	1	0.77mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	25d	1	0.77mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	8d	1	0.79mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	14d	1	0.79mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	44d	1	0.80mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	25d	1	0.80mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	44d	1	0.81mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	25d	1	0.81mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	44d	1	0.81mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	0d	39	0.88mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	44d	1	0.94mi
1525 Doyle Ave Dallas, TX	4.0	2.0	1710	$7,750	$4.53	8d	1	0.95mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	25d	1	0.96mi
441 Avenue A Unit 1019524P Dallas, TX	4.0	2.0	1700	$9,762	$5.74	22d	1	0.97mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	8d	1	0.99mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	44d	1	1.00mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	44d	1	1.03mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	44d	1	1.15mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,650	$1.47	0d	1	1.15mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	25d	1	1.16mi
519 High St Dallas, TX	4.0	2.0	1869	$6,000	$3.21	44d	1	1.20mi
212 Stellariga Pl Dallas, TX	2.0	2.5	1342	$2,345	$1.75	44d	1	1.21mi
2628 S Marsalis Ave Dallas, TX	4.0	2.0	1656	$2,120	$1.28	0d	1	1.21mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,701	$1.81	8d	1	1.23mi
430 E 8th St Unit 106 Dallas, TX	2.0	2.5	1670	$2,750	$1.65	44d	1	1.26mi
519 Heyser Dr Dallas, TX	2.0	2.0	1300	$2,300	$1.77	25d	1	1.28mi
211 E Davis St Dallas, TX	1.0–2.0	1.0–2.0	707	$1,550	$2.19	4d	8	1.29mi

Listing history 17 events

1. 2026-06-18
   days on market $195,000 Active 87 DOM
2. 2026-06-17
   days on market $195,000 Active 86 DOM
3. 2026-06-16
   days on market $195,000 Active 85 DOM
4. 2026-06-15
   days on market $195,000 Active 84 DOM
5. 2026-06-13
   days on market $195,000 Active 82 DOM
6. 2026-06-09
   days on market $195,000 Active 78 DOM
7. 2026-06-08
   days on market $195,000 Active 77 DOM
8. 2026-06-07
   days on market $195,000 Active 76 DOM
9. 2026-06-04
   days on market $195,000 Active 73 DOM
10. 2026-06-03
    days on market $195,000 Active 72 DOM
11. 2026-06-02
    days on market $195,000 Active 71 DOM
12. 2026-06-01
    days on market $195,000 Active 70 DOM
13. 2026-05-31
    days on market $195,000 Active 69 DOM
14. 2026-05-01
    price $195,000 1107-char remark

    Show marketing remark (1107 chars)

    This property is being sold as-is, providing a great investment opportunity for buyers looking to invest in a piece of Oak Cliff history. While no repairs will be made, 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. Please do your due diligence regarding the property. Please no blind offers. The area surrounding 818 Winters Street is experiencing a surge in economic development focused on infrastructure revitalization, mixed-income housing, and transit-oriented retail. Halperin Park OpenBridge Deck Park over, 626 S R.L. Thornton Fwy, I-35E10.0 mi Located just north of Winters Street over I-35E, this 5-acre park is celebrating its grand opening on May 9, 2026.

15. 2026-04-11
    status Active 1107-char remark

    Show marketing remark (1107 chars)

    This property is being sold as-is, providing a great investment opportunity for buyers looking to invest in a piece of Oak Cliff history. While no repairs will be made, 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. Please do your due diligence regarding the property. Please no blind offers. The area surrounding 818 Winters Street is experiencing a surge in economic development focused on infrastructure revitalization, mixed-income housing, and transit-oriented retail. Halperin Park OpenBridge Deck Park over, 626 S R.L. Thornton Fwy, I-35E10.0 mi Located just north of Winters Street over I-35E, this 5-acre park is celebrating its grand opening on May 9, 2026.

16. 2026-04-05
    historical Active Option Contract 1107-char remark

    Show marketing remark (1107 chars)

    This property is being sold as-is, providing a great investment opportunity for buyers looking to invest in a piece of Oak Cliff history. While no repairs will be made, 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. Please do your due diligence regarding the property. Please no blind offers. The area surrounding 818 Winters Street is experiencing a surge in economic development focused on infrastructure revitalization, mixed-income housing, and transit-oriented retail. Halperin Park OpenBridge Deck Park over, 626 S R.L. Thornton Fwy, I-35E10.0 mi Located just north of Winters Street over I-35E, this 5-acre park is celebrating its grand opening on May 9, 2026.

17. 2026-03-23
    listed $200,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    This property is being sold as-is, providing a great investment opportunity for buyers looking to invest in a piece of Oak Cliff history. While no repairs will be made, 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. Please do your due diligence regarding the property. Please no blind offers. The area surrounding 818 Winters Street is experiencing a surge in economic development focused on infrastructure revitalization, mixed-income housing, and transit-oriented retail. Halperin Park OpenBridge Deck Park over, 626 S R.L. Thornton Fwy, I-35E10.0 mi Located just north of Winters Street over I-35E, this 5-acre park is celebrating its grand opening on May 9, 2026.

ⓘ 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: $4,840 · $403/mo
• Projected year-2 tax: $4,840 · $403/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: $25,682
• − Mortgage interest: −$10,923
• − Property taxes: −$4,840
• − Insurance: −$975
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$5,673
• Taxable loss: −$838
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $2,404/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

-2.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $195,000 NTREIS
• 2026-04-11 Relisted — NTREIS
• 2026-04-05 Contingent — NTREIS
• 2026-03-23 Listed $200,000 NTREIS

Property tax history

+8.8%/yr

Latest (2025): $4,840 · -0.4% YoY. Source: county tax records.