919 Wayne St · Dallas, TX 75223

$249,000

2 bd · 2.0 ba · 2,012 sqft · SingleFamily public records · 11 Days on market

Built 1926 7,231 sqft lot

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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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Historic Fixer-Upper Near the Dallas Arboretum! This 2,012 sq ft, 4-bedroom, 2-bathroom home, built in 1926, is a rare opportunity to restore a piece of Dallas history in a well-established neighborhood. Featuring spacious living areas and a flexible floor plan, the home offers endless potential for renovation or reimagining. While it requires extensive repairs and updates, the size and layout provide a blank canvas for investors or buyers looking to create a truly unique property. Ideally located just minutes from the beautiful Dallas Arboretum and Botanical Garden, as well as shopping, dining, and major roadways. Bring your vision and transform this historic gem into something special. So

Key facts

• 7,231 sq ft lot
• Built 1926
• Listed 11 days

Property features AI

Finance

• Other: Listing status: Active Under Contract; Possession at closing/funding; Listing agreement: Exclusive Right To Sell
• Financial info: Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single Family Residence; Residential property; Not attached to another property
• Construction: Built in 1926
• Exterior features: Lot under 0.5 acre (approximately 0.166 acre); Subdivision: Mount Auburn; Directions: I-30 E to exit 49A, left onto Winslow Ave to Wayne St

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom on level 1, approximately 15 x 15; Bedroom on level 2, approximately 13 x 13; Bedroom on level 2, approximately 11 x 11; Bedroom on level 2, approximately 11 x 10
• Bathrooms: Two full bathrooms
• Interior features: Five total rooms; One living area; One dining area; Other interior features; Two levels
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 8.5% 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: 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: 90 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $3,061/mo this rent would consume 50% of the median local household income ($73k/yr) (locally 526% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $249,000

Questions for the listing agent

1. Built in 1926 — 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: 1.23% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $768,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Wayne St	0.00mi	3/2.0 (+1)	2,012 (0%)	0mo	$249,000	$124	95
1014 Grandview Ave	0.17mi	3/2.5 (+1)	2,133 (+6%)	5mo	$584,900	$274	71
1107 Clermont Ave	0.70mi	3/2.0 (+1)	2,021 (+0%)	1mo	$895,000	$443	61
5609 Reiger Ave	0.66mi	3/2.5 (+1)	1,979 (-2%)	0mo	$700,000	$354	59
221 S Henderson Ave	0.55mi	3/3.0 (+1)	2,156 (+7%)	2mo	$485,000	$225	52
5807 Reiger Ave	0.67mi	3/2.5 (+1)	2,066 (+3%)	9mo	$745,000	$361	50
904 Clermont Ave	0.68mi	3/2.0 (+1)	1,850 (-8%)	2mo	$1,200,000	$649	49
1107 Sarasota Cir	0.53mi	3/2.0 (+1)	1,760 (-12%)	2mo	$815,000	$463	48
404 Parkview Ave	0.38mi	3/2.5 (+1)	2,300 (+14%)	8mo	$674,500	$293	45
603 Clermont Ave	0.68mi	2/2.0	1,744 (-13%)	3mo	$749,000	$429	44
6804 Vivian Ave	0.75mi	3/2.0 (+1)	1,817 (-10%)	7mo	$935,000	$515	38
919 Cordova St	0.59mi	3/2.5 (+1)	2,275 (+13%)	8mo	$869,900	$382	37

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-10,636
• Equity at exit: $37,127

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $29,526
• Equity at exit: $21,529

Cash invested: $69,720 (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 75223

• Home prices YoY: -24.6%
• Active inventory: 90
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,061 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$545 /mo · $6,539/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $464

Break-even live

Break-even rent $2,474

Max offer price $249,000

Occupancy floor 80%

Sensitivity live

Price	-10% $604	-5% $534	+0% $464	+5% $393	+10% $323
Rent	-10% $222	-5% $343	+0% $464	+5% $584	+10% $705
Rate	-1.0pp $589	-0.5pp $527	base $464	+0.5pp $399	+1.0pp $333

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,950	$1.69	6d	1	0.35mi
805 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,850	$1.64	6d	1	0.36mi
5227 Lindsley Ave Dallas, TX	3.0	2.5	2250	$3,999	$1.78	45d	1	0.37mi
5316 East Side Ave Dallas, TX	3.0	2.5	2000	$3,900	$1.95	9d	1	0.55mi
314 S Glasgow Dr Dallas, TX	3.0	2.5	1837	$3,500	$1.91	25d	1	0.56mi
312 S Glasgow Dr Dallas, TX	3.0	2.5	2017	$3,750	$1.86	20d	1	0.56mi
4918 Garland Ave Dallas, TX	3.0	2.5	1725	$2,500	$1.45	25d	1	0.62mi
4717 Garland Ave Dallas, TX	3.0	2.5	2356	$3,000	$1.27	45d	1	0.79mi
6129 Reiger Ave Dallas, TX	2.0	1.5	1611	$2,200	$1.37	45d	1	0.82mi
5814 Worth St Apt 9 Dallas, TX	1.0	1.0	2080	$950	$0.46	45d	1	0.85mi
6132 Victor St Dallas, TX	3.0	2.0	1956	$3,000	$1.53	25d	1	0.86mi
6210 Victor St Dallas, TX	2.0	2.0	1812	$4,975	$2.75	45d	1	0.89mi
5004 Worth St Unit B Dallas, TX	1.0	1.0	1480	$2,800	$1.89	9d	1	0.99mi
5004 Worth St Unit D Dallas, TX	1.0	1.0	1465	$2,800	$1.91	9d	1	0.99mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	9d	1	1.11mi
6011 Gaston Ave Unit 1309589P Dallas, TX	1.0–2.0	1.5	5586	$3,585	$0.64	0d	2	1.13mi
5089 Gaston Ave #1002 Dallas, TX	2.0	2.5	2083	$3,395	$1.63	18d	1	1.13mi
988 Shadyside Ln Dallas, TX	3.0	2.5	2952	$5,099	$1.73	25d	1	1.15mi
6270 Oram St Unit 105 Dallas, TX	2.0	2.5	1556	$3,195	$2.05	22d	1	1.27mi
6270 Oram St Unit 107 Dallas, TX	2.0	2.5	1556	$3,400	$2.19	23d	1	1.27mi
4527 Worth St Dallas, TX	3.0	2.0	1808	$2,800	$1.55	23d	1	1.28mi
6250 Oram St Unit 102 Dallas, TX	2.0	2.5	1616	$3,750	$2.32	45d	1	1.29mi
5633 Live Oak St Unit 102 Dallas, TX	2.0	2.5	1533	$3,400	$2.22	9d	1	1.32mi
5637 Live Oak St Unit 201 Dallas, TX	2.0	2.5	1533	$3,400	$2.22	9d	1	1.32mi
4717 Gaston Ave Unit 19b Dallas, TX	2.0	1.0	1650	$2,999	$1.82	45d	1	1.32mi
7450 Coronado Ave Dallas, TX	1.0–3.0	1.0–3.0	1617	$3,952	$2.44	0d	22	1.32mi
4511 Junius St Dallas, TX	3.0	3.5	2400	$3,000	$1.25	15d	1	1.36mi
5916 Hudson St #10 Dallas, TX	2.0	2.5	1820	$3,500	$1.92	23d	1	1.37mi
5816 Lindell Ave #2 Dallas, TX	2.0	3.0	2187	$4,200	$1.92	25d	1	1.38mi
915 Annex Ave Dallas, TX	2.0	2.0	1590	$2,150	$1.35	23d	1	1.38mi
6159 Oram St Dallas, TX	1.0–3.0	1.5–3.0	1391	$2,525	$1.82	15d	1	1.38mi
6017 Hudson St Unit 102 Dallas, TX	2.0	2.5	1406	$3,150	$2.24	25d	1	1.39mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	9d	5	1.40mi
4910 Live Oak St #7 Dallas, TX	2.0	2.5	1975	$2,695	$1.36	25d	1	1.40mi
5714 Lindell Ave Unit 103 Dallas, TX	2.0	2.5	1440	$3,600	$2.50	9d	1	1.40mi
5714 Lindell Ave Dallas, TX	2.0	3.0	1950	$3,800	$1.95	45d	1	1.40mi
1307 Halcyon Pl Dallas, TX	2.0	2.5	1748	$2,700	$1.54	45d	1	1.40mi
4904 Live Oak St #1 Dallas, TX	3.0	3.5	1961	$2,599	$1.33	45d	1	1.42mi
5804 Hudson St Unit B Dallas, TX	2.0	2.5	1992	$4,500	$2.26	9d	1	1.42mi
5810 Hudson St #102 Dallas, TX	2.0	2.5	1618	$3,600	$2.22	45d	1	1.42mi

Listing history 4 events

1. 2026-04-10
   status Pending
2. 2026-04-09
   historical Active Option Contract
3. 2026-03-30
   listed $249,000 Active
4. 1995-09-12
   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: $6,539 · $545/mo
• Projected year-2 tax: $6,539 · $545/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,729
• − Mortgage interest: −$13,948
• − Property taxes: −$6,539
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,938
• − Management: −$2,938
• − Depreciation: −$7,244
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $5,112/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): 11,994
• Household income: $73,318
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 526.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 19% White 18% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 63% Dominican 1%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 30% · Canada
• Languages at home: 40% English-only · Spanish 59% Other Indo-European 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: ▼ -121.38%
• Current HPI: 372.672
• Rent YoY: —
• 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

4 events — show timeline

• 2026-04-10 Pending — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-03-30 Listed $249,000 NTREIS
• 1995-09-12 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $6,539 · -0.4% YoY. Source: county tax records.