780 Emberwood Dr · Dallas, TX 75232

$155,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 79 Days on market

Built 1956 7,710 sqft lot $154/sqft · 29% below area Est $218k · 29% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market due to buyer circumstances, no fault of the seller or condition of the home.Charming opportunity in the heart of Dallas. This 3-bedroom, 1-bath home is full of potential and perfect for buyers looking to add their personal touch. Featuring a functional layout and plenty of natural light, this property offers a solid foundation for renovation or investment. Step outside to a spacious backyard ideal for entertaining, gardening, or future expansion complete with a storage shed for added convenience. Whether you’re a first-time buyer, investor, or DIY enthusiast, this home presents a great chance to create something truly special. Don’t miss your chance to transform this diamond in the rough into your dream home!

Key facts

• Spacious backyard
• Natural light
• Storage shed

Tags

• SPACIOUS BACKYARD
• STORAGE SHED
• FUNCTIONAL LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 98 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 7.2

CMA / ARV

• ARV (median comp): $218,141
• List price: $155,000
• Delta: -28.95%
• 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
729 Goldwood Dr	0.14mi	3/1.0 (+1)	1,020 (+2%)	1mo	$215,000	$211	85
839 Jadewood	0.29mi	3/1.0 (+1)	952 (-5%)	5mo	$175,000	$184	69
721 Ivywood Dr	0.25mi	3/1.0 (+1)	1,092 (+9%)	1mo	$130,000	$119	68
7847 Racine Dr	0.47mi	3/1.0 (+1)	976 (-3%)	1mo	$200,000	$205	67
6633 Racine Dr	0.54mi	3/2.0 (+1)	1,027 (+2%)	7mo	$225,000	$219	56
930 Cleardale Dr	0.64mi	3/1.0 (+1)	966 (-4%)	6mo	$185,000	$192	54
527 Goldwood Dr	0.30mi	3/2.0 (+1)	1,119 (+12%)	7mo	$249,000	$223	52
612 Highcrest Dr	0.45mi	3/1.0 (+1)	1,140 (+14%)	2mo	$180,000	$158	49
6632 Speight St	0.74mi	3/2.0 (+1)	980 (-2%)	11mo	$229,500	$234	43
8026 Racine Dr	0.66mi	3/1.0 (+1)	918 (-9%)	11mo	$161,000	$175	41
420 Highfall Dr	0.51mi	3/2.0 (+1)	1,152 (+15%)	9mo	$229,000	$199	36
6832 Brierfield Cir	0.64mi	3/2.0 (+1)	1,140 (+14%)	11mo	$239,000	$210	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,001
• Equity at exit: $23,111

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,608
• Equity at exit: $13,402

Cash invested: $43,400 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$813
• Tax from tax record: −$343 /mo · $4,111/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $188

Break-even live

Break-even rent $1,544

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $276	-5% $232	+0% $188	+5% $144	+10% $101
Rent	-10% $48	-5% $118	+0% $188	+5% $259	+10% $329
Rate	-1.0pp $266	-0.5pp $228	base $188	+0.5pp $148	+1.0pp $107

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	8d	1	0.35mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	15d	1	0.42mi
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	44d	1	0.46mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	4d	1	0.49mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	25d	1	0.54mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	8d	1	0.76mi
1320 Cleardale Dr Dallas, TX	3.0	2.0	1170	$1,999	$1.71	8d	1	0.83mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	8d	1	0.84mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	44d	1	0.86mi
8022 Genesis Dr Dallas, TX	3.0	2.0	1399	$2,000	$1.43	3d	1	0.87mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,215	$1.35	44d	7	0.90mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	1.29mi
7808 S Hampton Rd Dallas, TX	2.0–3.0	2.0	1064	$1,700	$1.60	44d	3	1.30mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	8d	1	1.30mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	16d	1	1.34mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	8d	1	1.37mi
7646 Concordia Ln Dallas, TX	1.0	1.0	1468	$625	$0.43	0d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 79 DOM
2. 2026-06-17
   pricedays on market $155,000 Active 78 DOM
3. 2026-06-16
   days on market $190,000 Active 77 DOM
4. 2026-06-15
   days on market $190,000 Active 76 DOM
5. 2026-06-13
   days on market $190,000 Active 74 DOM
6. 2026-06-09
   days on market $190,000 Active 70 DOM
7. 2026-06-08
   days on market $190,000 Active 69 DOM
8. 2026-06-07
   days on market $190,000 Active 68 DOM
9. 2026-06-04
   days on market $190,000 Active 65 DOM
10. 2026-06-03
    days on market $190,000 Active 64 DOM
11. 2026-06-02
    days on market $190,000 Active 63 DOM
12. 2026-06-01
    days on market $190,000 Active 62 DOM
13. 2026-05-31
    days on market $190,000 Active 61 DOM
14. 2026-04-07
    status Active 749-char remark

    Show marketing remark (749 chars)

    Back on the market due to buyer circumstances, no fault of the seller or condition of the home.Charming opportunity in the heart of Dallas. This 3-bedroom, 1-bath home is full of potential and perfect for buyers looking to add their personal touch. Featuring a functional layout and plenty of natural light, this property offers a solid foundation for renovation or investment. Step outside to a spacious backyard ideal for entertaining, gardening, or future expansion complete with a storage shed for added convenience. Whether you’re a first-time buyer, investor, or DIY enthusiast, this home presents a great chance to create something truly special. Don’t miss your chance to transform this diamond in the rough into your dream home!

15. 2026-04-04
    historical Active Option Contract 749-char remark

    Show marketing remark (749 chars)

    Back on the market due to buyer circumstances, no fault of the seller or condition of the home.Charming opportunity in the heart of Dallas. This 3-bedroom, 1-bath home is full of potential and perfect for buyers looking to add their personal touch. Featuring a functional layout and plenty of natural light, this property offers a solid foundation for renovation or investment. Step outside to a spacious backyard ideal for entertaining, gardening, or future expansion complete with a storage shed for added convenience. Whether you’re a first-time buyer, investor, or DIY enthusiast, this home presents a great chance to create something truly special. Don’t miss your chance to transform this diamond in the rough into your dream home!

16. 2026-03-30
    listed $190,000 Active 749-char remark

    Show marketing remark (749 chars)

    Back on the market due to buyer circumstances, no fault of the seller or condition of the home.Charming opportunity in the heart of Dallas. This 3-bedroom, 1-bath home is full of potential and perfect for buyers looking to add their personal touch. Featuring a functional layout and plenty of natural light, this property offers a solid foundation for renovation or investment. Step outside to a spacious backyard ideal for entertaining, gardening, or future expansion complete with a storage shed for added convenience. Whether you’re a first-time buyer, investor, or DIY enthusiast, this home presents a great chance to create something truly special. Don’t miss your chance to transform this diamond in the rough into your dream home!

17. 2006-09-01
    soldstatus
18. 2005-12-08
    soldstatus
19. 2005-11-30
    soldstatus 87-char remark

    Show marketing remark (87 chars)

    IDEAL OR 1ST TIME HOMEBUYER(S). PAYMENT BETWEEN $500-$600 PER MONTH, LESS THAN RENTING!

20. 2005-07-19
    historical 87-char remark

    Show marketing remark (87 chars)

    IDEAL OR 1ST TIME HOMEBUYER(S). PAYMENT BETWEEN $500-$600 PER MONTH, LESS THAN RENTING!

21. 2005-07-06
    listed $55,000 87-char remark

    Show marketing remark (87 chars)

    IDEAL OR 1ST TIME HOMEBUYER(S). PAYMENT BETWEEN $500-$600 PER MONTH, LESS THAN RENTING!

22. 1995-09-01
    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: $4,111 · $343/mo
• Projected year-2 tax: $4,111 · $343/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 ≥109°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: $21,393
• − Mortgage interest: −$8,682
• − Property taxes: −$4,111
• − Insurance: −$775
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,509
• Taxable loss: −$107
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,286/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
• City population: 1,168,437
• Population (ZIP): 32,967

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• Rent YoY: —
• Metro: —
• 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

+245.5% since first listed

9 events — show timeline

• 2026-04-07 Relisted — NTREIS
• 2026-04-04 Contingent — NTREIS
• 2026-03-30 Listed $190,000 NTREIS
• 2006-09-01 Sold (Public Records) — Public Records
• 2005-12-08 Sold (Public Records) — Public Records
• 2005-11-30 Sold (MLS) — NTREIS
• 2005-07-19 Listing Removed — NTREIS
• 2005-07-06 Listed $55,000 NTREIS
• 1995-09-01 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,111 · -0.4% YoY. Source: county tax records.