5135 Southwick Dr · Dallas, TX 75241

$95,900

3 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 2 Days on market

Built 1956 8,756 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! CASH BUYERS ONLY. The Opportunity: Ultimate fixer-upper opportunity on a corner lot. This diamond in the rough requires extensive interior and exterior restoration. Bring your tools, contractor, and vision to maximize this property's true potential. Sold completely as-is. The Footprint: • 3 Bedrooms • 1 Full Bathroom • 1-Car Garage • 2 Separate Living Areas

Key facts

• Interior restoration
• Exterior restoration
• Corner lot

Tags

• CORNER LOT
• INTERIOR RESTORATION
• EXTERIOR RESTORATION

Property features AI

Finance

• Other: Property type: Single Family Residence; Will not subdivide
• Financial info: Listing terms: Cash; Loan type: Treat as clear; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 space); Concrete parking surface; 2-car single door configuration; Attached garage (1 garage space)
• Security: No accessibility features listed
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single-family residence; Residential property; One story; Built in 1956; Subdivision: Corrigan Gardens
• Construction: Frame and wood construction; Composition roof; Built in 1956
• Exterior features: Corner lot; Alley access; Lot dimensions approx. 68 x 128

Interior

• Kitchen: Gas range; Kitchen (level 1) — approx. 15 x 6
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 12; Bedroom (level 1) — approx. 10 x 10; Bedroom (level 1) — approx. 9 x 10
• Flooring: No flooring information listed
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling information listed
• Interior features: Eat-in kitchen; Two living areas; One dining area; 7 total rooms; One-level layout
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Cap rate 13.5% 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: Whitney M Young Jr El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 313 students, 91% FRL).
• Zoned-school proficiency averages 12% at this address vs 34% district-wide (-22 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 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 + 0.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1956 — 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 $95,900

Questions for the listing agent

1. Built in 1956 — 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: 1.86% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $192,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5150 Watson Dr	0.19mi	3/2.0	1,331 (+9%)	1mo	$210,000	$158	71
4855 Elena St	0.69mi	3/1.0	1,180 (-3%)	2mo	$150,000	$127	61
2903 56th St	0.12mi	4/2.0 (+1)	1,304 (+7%)	16mo	$239,900	$184	60
5114 Veterans Dr	0.36mi	4/2.0 (+1)	1,176 (-4%)	12mo	$148,000	$126	58
3039 Dahlia Dr	0.70mi	3/2.0	1,275 (+5%)	1mo	$220,000	$173	55
3519 Keyridge Dr	0.70mi	3/1.5	1,260 (+3%)	8mo	$169,500	$135	53
5103 Cardiff	0.11mi	4/3.0 (+1)	1,400 (+15%)	9mo	$240,000	$171	50
3727 Golden Hills Dr	0.70mi	3/2.5	1,300 (+7%)	2mo	$177,000	$136	49
2422 E Ledbetter Dr	0.58mi	2/1.0 (-1)	1,180 (-3%)	18mo	$200,000	$169	48
2363 Talco Dr	0.59mi	4/2.0 (+1)	1,170 (-4%)	12mo	$175,000	$150	47
2703 Marjorie Ave	0.75mi	4/2.0 (+1)	1,320 (+8%)	1mo	$259,000	$196	41
3025 Dahlia Dr	0.66mi	3/1.0	1,356 (+11%)	14mo	$150,000	$111	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.60×
• Total profit: $16,158
• Equity at exit: $14,299

10-year hold

• IRR: 21.6%
• Equity multiple: 2.56×
• Total profit: $41,772
• Equity at exit: $8,292

Cash invested: $26,852 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$503
• Tax from tax record: −$289 /mo · $3,472/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $578

Break-even live

Break-even rent $1,053

Max offer price $95,900

Occupancy floor 63%

Sensitivity live

Price	-10% $632	-5% $605	+0% $578	+5% $551	+10% $523
Rent	-10% $437	-5% $507	+0% $578	+5% $648	+10% $719
Rate	-1.0pp $626	-0.5pp $602	base $578	+0.5pp $553	+1.0pp $528

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	4d	1	0.04mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	44d	1	0.08mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,410	$1.78	44d	3	0.40mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,475	$1.43	4d	1	0.50mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,512	$2.94	44d	7	0.55mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,469	$1.77	44d	3	0.56mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	4d	1	0.56mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	21d	1	0.75mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	44d	1	0.87mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	8d	7	0.90mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	25d	1	0.91mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	25d	1	0.93mi
3024 Modree Ave Dallas, TX	3.0	2.0	1149	$1,700	$1.48	44d	1	0.94mi
3460 South Loop 12 Dallas, TX	1.0–2.0	1.0–1.5	758	$1,150	$1.52	13d	2	0.95mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	25d	1	0.95mi
3460 South Loop 12 Dallas, TX	2.0	1.5	867	$1,150	$1.33	7d	1	0.95mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	4d	7	0.96mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	17d	1	0.97mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	2d	1	1.02mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	7d	1	1.02mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	8d	1	1.02mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,096	$1.20	0d	8	1.03mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	0d	31	1.19mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	1.25mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	2d	9	1.34mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	1.36mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	44d	1	1.39mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	45d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   days on market $95,900 Active 2 DOM
2. 2026-06-18
   status $95,900 Active 1 DOM
3. 2026-06-13
   status $95,900 Pending 1 DOM
4. 2026-06-10
   remarks 385-char remark
5. 2026-06-10
   listed $95,900 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: $3,472 · $289/mo
• Projected year-2 tax: $3,472 · $289/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,417
• − Mortgage interest: −$5,372
• − Property taxes: −$3,472
• − Insurance: −$480
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$2,790
• Taxable income: $5,877
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $5,523/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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 events — show timeline

• 2026-05-14 Listed $95,900 NTREIS
• 2003-04-05 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,472 · -0.4% YoY. Source: county tax records.