1507 Dennison St · Dallas, TX 75212

$764,995

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 29 Days on market

Built 2026 4,748 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +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 +1.4/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

Key facts

• New construction
• Covered patio
• Open-concept layout

Tags

• NEW CONSTRUCTION
• TAJ MAHAL COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• OUTDOOR GRILL KITCHEN
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Builder listing / special listing condition: Builder; Possession at closing/funding; Staging furniture excluded
• Financial info: Listing accepts Cash, Conventional, and VA loan financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered/carport spaces
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; Two-story; Residential property
• Construction: Shingle roof; Slab foundation; New construction (built in 2026)
• Exterior features: Covered porch; Covered deck; Attached grill / outdoor grill; Private yard; High fence

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Microwave; Built-in cabinets; Kitchen island; Pantry and walk-in pantry; Water line to refrigerator
• Bedrooms: 5 bedrooms total; Primary bedroom on main level with walk-in closet; Additional bedrooms on second level
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom; Primary bathroom on main level with separate shower
• Heating & cooling: Central air
• Interior features: Open floorplan; Chandelier; Kitchen island; Pantry; Walk-in closets; Two living areas; One dining area; Total of 13 rooms; Fireplace in living room
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $765k.

Deal economics

• At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (83.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (79.1% below list).
• Recommended offer: $130k (83.0% below list) — sets the bar for cash-flow.
• Cap rate 0.7% vs local median 2.3% in Dallas — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: C F Carr El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 281 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 falling (-4.2%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $82k of equity ($5k loan paydown + $76k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$131k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($754k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $130,200 (83.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.21% ✗
• Cap rate: 0.66%
• Cash-on-cash: -20.13%
• DSCR: 0.10
• GRM: 39.8

CMA / ARV

• ARV (on-the-fly): $220,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 Life Ave	0.29mi	2/1.0	768 (-4%)	10mo	$240,000	$313	72
1843 Nomas St	0.34mi	3/1.0 (+1)	728 (-9%)	5mo	$200,000	$275	60
3623 Chicago St	0.32mi	2/1.0	744 (-7%)	16mo	$199,900	$269	60
1815 Leath St	0.59mi	2/2.0	832 (+4%)	4mo	$195,000	$234	58
3440 Rutz St	0.19mi	2/1.0	680 (-15%)	11mo	$199,000	$293	57
3513 Rutz St	0.23mi	2/1.0	720 (-10%)	19mo	$150,000	$208	57
1906 Life Ave	0.48mi	2/1.5	808 (+1%)	24mo	$175,500	$217	54
815 Shaw St	0.50mi	2/1.0	734 (-8%)	12mo	$224,900	$306	53
1407 Singleton Blvd	0.23mi	1/1.0 (-1)	700 (-12%)	18mo	$150,000	$214	48
3015 Chihuahua Ave	0.22mi	3/2.0 (+1)	912 (+14%)	16mo	$265,000	$291	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $182,836
• Equity at exit: $689,168

10-year hold

• IRR: 11.2%
• Equity multiple: 4.31×
• Total profit: $709,521
• Equity at exit: $1,486,217

Cash invested: $214,199 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 39.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$4,012
• Tax from tax record: −$528 /mo · $6,341/yr
• Insurance: −$319
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-3,593

Break-even live

Break-even rent $6,150

Max offer price $130,200

Occupancy floor —

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: $191,249
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 McBroom St Dallas, TX	2.0	1.0	900	$1,590	$1.77	43d	1	0.05mi
3113 Navaro St Unit N/A Dallas, TX	2.0	2.0	735	$1,800	$2.45	43d	1	0.20mi
3113 Navaro St Dallas, TX	2.0	2.0	735	$1,600	$2.18	24d	1	0.20mi
1728 McBroom St Dallas, TX	3.0	1.0	1027	$1,695	$1.65	43d	1	0.21mi
3015 Chihuahua Ave Unit 1069902P Dallas, TX	3.0	2.0	904	$7,245	$8.01	2d	1	0.22mi
3015 Chihuahua Ave Dallas, TX	3.0	2.0	912	$4,500	$4.93	7d	1	0.23mi
1218 Singleton Blvd Dallas, TX	1.0	1.0	756	$1,670	$2.21	43d	1	0.28mi
1600 Singleton Blvd Dallas, TX	1.0	1.0	674	$944	$1.40	43d	1	0.32mi
2901 Borger St Apt 511 Dallas, TX	2.0	2.0	1084	$1,807	$1.67	3d	1	0.34mi
2901 Borger St Apt 411 Dallas, TX	1.0	1.0	622	$1,281	$2.06	3d	1	0.34mi
1010 Singleton Blvd Unit 1025 Dallas, TX	1.0	1.0	656	$1,677	$2.56	15d	1	0.38mi
1010 Singleton Blvd Unit 1025 Dallas, TX	1.0	1.0	756	$2,089	$2.76	2d	1	0.38mi
1010 Singleton Blvd Unit 1047 Dallas, TX	2.0	2.0	990	$2,284	$2.31	3d	1	0.38mi
1010 Singleton Blvd Unit 412 Dallas, TX	1.0	1.0	656	$1,672	$2.55	14d	1	0.38mi
1914 McBroom St Unit 3 Dallas, TX	1.0	1.0	550	$900	$1.64	43d	1	0.41mi
3213 Obenchain St Dallas, TX	3.0	1.0	1120	$1,690	$1.51	43d	1	0.41mi
996 Singleton Blvd Dallas, TX	1.0	1.0	774	$1,350	$1.74	43d	1	0.41mi
996 Singleton Blvd Dallas, TX	1.0	1.0	774	$1,350	$1.74	22d	1	0.41mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	1d	28	0.50mi
1944 Gallagher St Dallas, TX	3.0	2.0	1125	$1,961	$1.74	5d	1	0.52mi
941 Bayonne St Unit 941 Dallas, TX	2.0	2.0	917	$1,295	$1.41	18d	1	0.53mi
941 Bayonne St Unit 939 Dallas, TX	2.0	2.0	917	$1,350	$1.47	4d	1	0.53mi
1815 Leath St Dallas, TX	2.0	2.0	832	$2,100	$2.52	2d	1	0.59mi
500 Singleton Blvd Dallas, TX	1.0	1.0	648	$851	$1.31	43d	1	0.63mi
1902 Angelina Dr Dallas, TX	3.0	1.0	1040	$1,725	$1.66	18d	1	0.68mi
716 W Commerce St Dallas, TX	1.0	1.0	676	$1,170	$1.73	43d	1	0.82mi
707 Seale St Dallas, TX	1.0	1.0	720	$1,575	$2.19	43d	1	0.87mi
320 Singleton Blvd Dallas, TX	2.0	1.0–2.0	874	$2,084	$2.38	2d	18	0.89mi
400 W Main St Dallas, TX	1.0	1.0	688	$977	$1.42	43d	1	0.94mi
455 W Commerce St Dallas, TX	1.0	1.0	597	$1,367	$2.29	43d	1	0.94mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	19d	1	0.94mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	20d	1	0.94mi
455 W Commerce St Dallas, TX	1.0	1.0	597	$1,367	$2.29	22d	1	0.94mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	15d	1	0.95mi
718 Fort Worth Ave Dallas, TX	1.0	1.0	744	$1,391	$1.87	43d	1	0.95mi
710 Fort Worth Ave Dallas, TX	2.0	2.0	1122	$1,479	$1.32	43d	1	0.96mi
431 W Commerce St Dallas, TX	1.0	1.0	837	$1,482	$1.77	22d	1	0.97mi
431 W Commerce St Dallas, TX	1.0	1.0	837	$1,482	$1.77	43d	1	0.97mi
431 W Commerce St Dallas, TX	2.0	1.0	1037	$2,568	$2.48	24d	1	0.97mi
604 Fort Worth Ave Dallas, TX	1.0	1.0	725	$1,300	$1.79	43d	1	0.97mi

Listing history 25 events

1. 2026-06-18
   days on market $764,995 Active 29 DOM
2. 2026-06-17
   days on market $764,995 Active 28 DOM
3. 2026-06-16
   days on market $764,995 Active 27 DOM
4. 2026-06-15
   days on market $764,995 Active 26 DOM
5. 2026-06-13
   pricedays on market $764,995 Active 24 DOM
6. 2026-06-09
   days on market $789,995 Active 20 DOM
7. 2026-06-08
   days on market $789,995 Active 19 DOM
8. 2026-06-07
   days on market $789,995 Active 18 DOM
9. 2026-06-04
   days on market $789,995 Active 15 DOM
10. 2026-06-03
    days on market $789,995 Active 14 DOM
11. 2026-06-02
    days on market $789,995 Active 13 DOM
12. 2026-06-01
    days on market $789,995 Active 12 DOM
13. 2026-05-31
    days on market $789,995 Active 11 DOM
14. 2026-05-20
    listed $789,995 Active
15. 2025-05-12
    soldstatus
16. 2025-05-07
    soldstatus Closed 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

17. 2025-04-06
    status Pending 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

18. 2025-03-30
    historical Active Option Contract 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

19. 2025-03-28
    status Active 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

20. 2025-03-13
    historical 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

21. 2025-01-29
    price $350,000 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

22. 2024-07-08
    price $380,000 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

23. 2024-04-18
    price $400,000 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

24. 2024-03-13
    listed $420,000 Active 169-char remark

    Show marketing remark (169 chars)

    Corner lots six and seven are minutes away from Trinity Groves. Only 1.6 miles away from Margaret Hunt Hill bridge. This is one area of land that you don't want to miss.

25. 2017-09-01
    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: $6,341 · $528/mo
• Projected year-2 tax: $13,999 · $1,167/mo
• Expected delta: +$7,659/yr (+$638/mo · 120.8%)

ⓘ 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 · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,222
• − Mortgage interest: −$42,852
• − Property taxes: −$6,341
• − Insurance: −$3,825
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$22,254
• Taxable loss: −$59,126
• Est. tax savings @ 24.0%: +$14,190
• After-tax cash flow: $-28,931/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

+88.1% since first listed

12 events — show timeline

• 2026-05-20 Listed $789,995 NTREIS
• 2025-05-12 Sold (Public Records) — Public Records
• 2025-05-07 Sold (MLS) — NTREIS
• 2025-04-06 Pending — NTREIS
• 2025-03-30 Contingent — NTREIS
• 2025-03-28 Relisted — NTREIS
• 2025-03-13 Listing Removed — NTREIS
• 2025-01-29 Price Changed $350,000 NTREIS
• 2024-07-08 Price Changed $380,000 NTREIS
• 2024-04-18 Price Changed $400,000 NTREIS
• 2024-03-13 Listed $420,000 NTREIS
• 2017-09-01 Sold (Public Records) — Public Records

Property tax history

+16.4%/yr

Latest (2025): $6,341 · -14.6% YoY. Source: county tax records.