10203 Oak Branch Ln · Dallas, TX 75227

$150,000

3 bd · 2.0 ba · 1,490 sqft · MultiFamily public records · 82 Days on market

Built 1985 4,617 sqft lot ↓ 23% 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 +20.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

BACK ON MARKET Investor opportunity. No Blind Offers. Corner Lot, 3 bed 2 bath, 1 car rear entry garage half duplex. Home is livable as is, a little TLC and it will make a great home or income property. Primary bedroom, bath, kitchen, dining and living room are on the first floor, Vaulted ceiling makes way to 2 additional bedrooms, a full bath and small loft space upstairs. Kitchen has ample cabinet, counter space, and breakfast bar. Roof is approximately 4 years old. Located near major roads, shopping, and dining. Home is currently occupied, contact listing agent for showings and additional information. Seller does not have Survey, buyer to purchase Survey. Home sold AS IS.

Key facts

• 4,617 sq ft lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Edward Titche El (math 31% / reading 31%, grade F, #2,429 of 4,322 statewide, top 57%, 678 students, 99% FRL) — zoned schools average 99% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 179 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $4k 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 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $45k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-16,805
• Equity at exit: $22,365

10-year hold

• IRR: -8.2%
• Equity multiple: 0.57×
• Total profit: $-18,173
• Equity at exit: $12,969

Cash invested: $42,000 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$787
• Tax from tax record: −$375 /mo · $4,494/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $198

Break-even live

Break-even rent $1,549

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $283	-5% $241	+0% $198	+5% $156	+10% $113
Rent	-10% $56	-5% $127	+0% $198	+5% $269	+10% $341
Rate	-1.0pp $274	-0.5pp $237	base $198	+0.5pp $160	+1.0pp $120

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,865	$1.28	25d	1	0.05mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	8d	1	0.10mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.11mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	8d	1	0.16mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	44d	1	0.21mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	25d	1	0.22mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	8d	1	0.25mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	4d	1	0.30mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	21d	1	0.32mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	44d	1	0.33mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	44d	1	0.34mi
10368 Wood Heights Dr Dallas, TX	4.0	2.5	1550	$2,085	$1.35	44d	1	0.35mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	17d	1	0.35mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	8d	1	0.35mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	44d	1	0.36mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	44d	1	0.38mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	3d	1	0.39mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	17d	1	0.44mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	44d	1	0.52mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	44d	1	0.55mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	44d	1	0.56mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	44d	1	0.58mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	44d	1	0.63mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	25d	1	0.63mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	44d	1	0.68mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	8d	1	0.69mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	0d	20	0.70mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	44d	1	0.72mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	14d	1	0.74mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$999	$1.13	44d	1	0.74mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	44d	1	0.81mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	4d	1	0.82mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	0d	1	0.82mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	8d	1	0.83mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	25d	1	0.85mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	25d	1	0.85mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	44d	12	0.86mi
3509 Apple Valley Way Dallas, TX	3.0	2.5	1653	$2,300	$1.39	44d	1	0.87mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	25d	1	0.88mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	13d	1	0.88mi

Listing history 11 events

1. 2025-08-23
   status Pending
2. 2025-08-12
   price $150,000
3. 2025-08-12
   status Active
4. 2024-02-08
   status Pending
5. 2024-01-20
   status Active
6. 2024-01-12
   historical Active Option Contract
7. 2023-12-19
   price $170,000
8. 2023-12-06
   price $190,000
9. 2023-11-28
   listed $195,000 Active
10. 2002-01-16
    soldstatus
11. 1990-12-03
    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: $4,494 · $375/mo
• Projected year-2 tax: $4,494 · $375/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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $21,600
• − Mortgage interest: −$8,402
• − Property taxes: −$4,494
• − Insurance: −$750
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,364
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,348/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-23.1% since first listed

11 events — show timeline

• 2025-08-23 Pending — NTREIS
• 2025-08-12 Price Changed $150,000 NTREIS
• 2025-08-12 Relisted — NTREIS
• 2024-02-08 Pending — NTREIS
• 2024-01-20 Relisted — NTREIS
• 2024-01-12 Contingent — NTREIS
• 2023-12-19 Price Changed $170,000 NTREIS
• 2023-12-06 Price Changed $190,000 NTREIS
• 2023-11-28 Listed $195,000 NTREIS
• 2002-01-16 Sold (Public Records) — Public Records
• 1990-12-03 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,494 · -0.4% YoY. Source: county tax records.