1001 Hillburn Dr · Dallas, TX 75217

$225,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 39 Days on market

Built 1947 8,425 sqft lot $184/sqft · 29% above area Est $270k · 17% under

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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
• Cash flow +7.7/30.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at 1001 Hillburn Dr in Dallas. This property sits on a spacious corner lot, offering plenty of outdoor room and a great yard. The main house features a practical floor plan with comfortable living areas and bedrooms, providing a solid foundation for your specific needs. You will find ample natural light throughout the home and a layout that works well for everyday living. Out in the back, there is a major bonus with an additional guest house located right on the property. This separate structure is incredibly useful and provides excellent flexibility. You can use it as a private spot for visiting family members, a quiet workspace for remote jobs, or simply extra living space awa

Key facts

• Guest house
• Generous yard space
• Corner lot

Tags

• CORNER LOT
• OUTDOOR ROOM
• GUEST HOUSE
• ESTABLISHED NEIGHBORHOOD
• GENEROUS YARD SPACE

Property features AI

Finance

• Other: No easements or restrictions listed
• Financial info: Accepts cash, conventional, FHA, VA and 1031 exchange
• HOA & community: No association

Exterior

• Parking: Parking pad (unpaved); No covered or carport spaces
• Security: Security features unknown
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1947; Not attached to other properties
• Construction: Siding exterior; Shingle roof; Pillar/post/pier foundation
• Exterior features: Corner lot; Fenced yard with front-yard gate; Cleared vegetation; Guest house on property; No patio or porch

Interior

• Kitchen: Electric oven
• Bedrooms: Four bedrooms (all on main level); Primary bedroom with walk-in closet; Second primary bedroom with walk-in closet; One bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: Two full bathrooms; Primary bathroom with medicine cabinet
• Heating & cooling: Central heating; Window unit(s) for cooling
• Interior features: Walk-in closet(s); Two living areas; Two dining areas; Nine total rooms; One-level floor plan
• Laundry & utility: Full-size washer/dryer area; Utility room with utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.4% below list).
• Recommended offer: $177k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Leonides Gonzalez Cigarroa Md El (math 30% / reading 36%, grade F, #2,208 of 4,322 statewide, top 52%, 584 students, 98% FRL); E B Comstock Middle (math 17% / reading 18%, grade F, #1,507 of 1,662 statewide, top 91%, 683 students, 98% FRL); H Grady Spruce H S (math 21% / reading 18%, grade F, #1,424 of 1,632 statewide, top 88%, 1,558 students, 96% FRL).
• Market conditions: Rents rising (+1.0%/yr); 203 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% of the median local income ($56k/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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $176,794 (21.4% 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 39 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 10.6

CMA / ARV

• ARV (median comp): $270,108
• List price: $225,000
• Delta: -16.70%
• 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
7640 Mary Dan Dr	0.07mi	3/1.0	1,191 (-2%)	18mo	$249,900	$210	78
824 Carbona Dr	0.22mi	2/1.0 (-1)	1,040 (-15%)	8mo	$179,000	$172	54
1008 Pleasant Dr	0.62mi	3/2.0	1,181 (-3%)	11mo	$435,000	$368	53
1431 Houghton Rd	0.67mi	3/1.0	1,254 (+3%)	15mo	$189,900	$151	52
7831 Rosemead Dr	0.58mi	3/1.0	1,152 (-6%)	15mo	$239,900	$208	51
1423 Traymore Ave	0.58mi	3/2.0	1,140 (-7%)	14mo	$238,500	$209	46
7849 Dasch St	0.50mi	3/2.0	1,335 (+9%)	15mo	$235,000	$176	45
1536 Prichard Ln	0.74mi	3/2.0	1,112 (-9%)	6mo	$239,000	$215	42
1039 Pleasant Dr	0.58mi	2/1.0 (-1)	1,332 (+9%)	14mo	$175,000	$131	41
8223 Jacobie Blvd	0.64mi	4/2.0 (+1)	1,372 (+12%)	3mo	$255,000	$186	38
8015 N Reno Ct	0.58mi	3/2.0	1,050 (-14%)	11mo	$195,000	$186	36
729 Manhattan Dr	0.74mi	3/2.0	1,085 (-11%)	17mo	$170,000	$157	29

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.10×
• Total profit: $-56,550
• Equity at exit: $33,548

10-year hold

• IRR: -34.5%
• Equity multiple: -0.33×
• Total profit: $-84,034
• Equity at exit: $19,454

Cash invested: $63,000 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 203
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$386 /mo · $4,628/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-263

Break-even live

Break-even rent $2,100

Max offer price $178,605

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-199	+0% $-263	+5% $-326	+10% $-390
Rent	-10% $-402	-5% $-332	+0% $-263	+5% $-193	+10% $-123
Rate	-1.0pp $-149	-0.5pp $-205	base $-263	+0.5pp $-321	+1.0pp $-380

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	45d	1	0.28mi
1315 Whitley Dr Unit 2 Dallas, TX	2.0	1.0	700	$1,400	$2.00	45d	1	0.46mi
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	45d	1	0.46mi
8120 Rayville Dr Dallas, TX	2.0	1.0	960	$1,495	$1.56	26d	1	0.62mi
8438 Maddox St Dallas, TX	2.0	1.0	784	$1,450	$1.85	4d	1	0.86mi
1355 N Jim Miller Rd Unit 121 Dallas, TX	3.0	1.5	1169	$1,250	$1.07	4d	1	0.86mi
1355 N Jim Miller Rd Unit 23 Dallas, TX	2.0	1.5	953	$1,100	$1.15	4d	1	0.86mi
7250 Elam Rd Dallas, TX	1.0–3.0	1.0–2.0	724	$1,612	$2.23	4d	9	0.92mi
1213 Hawley Ln Dallas, TX	4.0	2.0	1074	$2,000	$1.86	45d	1	0.95mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	0.98mi
1007 Boquillas Ct Dallas, TX	3.0	2.0	1302	$1,895	$1.46	45d	1	1.03mi
445 Bolero Ave Dallas, TX	3.0	2.0	1200	$1,900	$1.58	9d	1	1.07mi
8714 Quinn St Unit B Dallas, TX	2.0	2.0	1090	$1,495	$1.37	26d	1	1.12mi
7203 Great Trinity Forest Way Dallas, TX	2.0	1.0	850	$1,114	$1.31	45d	1	1.15mi
6415 Godfrey Ave Dallas, TX	2.0	1.0	751	$1,435	$1.91	3d	1	1.20mi
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	7d	1	1.22mi
121 N Jim Miller Rd Unit 121 Dallas, TX	3.0	2.0	1169	$1,175	$1.01	9d	1	1.23mi
7516 Olusta Dr Unit 7514 Dallas, TX	2.0	1.0	862	$1,395	$1.62	26d	1	1.24mi
7514 Olusta Dr Dallas, TX	2.0	1.0	862	$1,395	$1.62	19d	1	1.24mi
758 Bethpage Ave Dallas, TX	4.0	2.0	1484	$1,975	$1.33	9d	1	1.27mi
6811 Marla Dr Dallas, TX	3.0	2.0	1070	$1,850	$1.73	3d	1	1.34mi
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	16d	1	1.39mi
7911 Komalty Dr Dallas, TX	4.0	2.0	1454	$2,000	$1.38	45d	1	1.44mi
332 Ezekial Ave Dallas, TX	3.0	2.5	1347	$1,838	$1.36	3d	1	1.44mi
328 Ezekial Ave Dallas, TX	3.0	2.5	1347	$2,098	$1.56	7d	1	1.45mi
119 Palm Oak Dr Dallas, TX	3.0	1.5	1401	$2,000	$1.43	7d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $225,000 Active 39 DOM
2. 2026-06-18
   days on market $225,000 Active 36 DOM
3. 2026-06-17
   days on market $225,000 Active 35 DOM
4. 2026-06-16
   days on market $225,000 Active 34 DOM
5. 2026-06-15
   days on market $225,000 Active 33 DOM
6. 2026-06-13
   days on market $225,000 Active 31 DOM
7. 2026-06-09
   days on market $225,000 Active 27 DOM
8. 2026-06-08
   days on market $225,000 Active 26 DOM
9. 2026-06-07
   days on market $225,000 Active 25 DOM
10. 2026-06-04
    days on market $225,000 Active 22 DOM
11. 2026-06-03
    days on market $225,000 Active 21 DOM
12. 2026-06-02
    days on market $225,000 Active 20 DOM
13. 2026-06-01
    days on market $225,000 Active 19 DOM
14. 2026-05-31
    days on market $225,000 Active 18 DOM
15. 2026-05-06
    listed $225,000 Active 1139-char remark
16. 2010-05-24
    soldstatus
17. 1998-02-05
    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: $4,628 · $386/mo
• Projected year-2 tax: $4,628 · $386/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: $21,215
• − Mortgage interest: −$12,603
• − Property taxes: −$4,628
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$6,545
• Taxable loss: −$7,081
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $-1,452/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

3 events — show timeline

• 2026-05-06 Listed $225,000 NTREIS
• 2010-05-24 Sold (Public Records) — Public Records
• 1998-02-05 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,628 · -0.4% YoY. Source: county tax records.