2835 Macon St · Dallas, TX 75215

$269,999

3 bd · 2.5 ba · 1,500 sqft · Land · 83 Days on market

Built 2026 2,614 sqft lot $180/sqft · 6% above area Est $254k · 6% over

---

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).

• Cash flow +7.9/30.0
• Appreciation +5.4/10.0
• ARV discount +4.7/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Modern new construction tucked at the end of the street, offering added privacy, minimal traffic, and extra parking space—plus a generously sized yard rarely found at this price point. Located in a rapidly growing area of South Dallas, the neighborhood is experiencing ongoing redevelopment, with older homes being replaced by new construction—bringing strong appreciation potential and long-term value. Whether you’re a first-time homebuyer or looking to add a solid rental to your portfolio, this property is a great opportunity to own in an evolving area with continued growth. This two-story home features 3 bedrooms, 2.5 bathrooms, and a thoughtfully designed layout that blends comfort with functionality. The open-concept main level seamlessly connects the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. Upstairs, you’ll find spacious secondary bedrooms along with a private primary suite featuring its own bathroom and ample closet space.

Key facts

• Extra parking space
• Ample closet space
• 2,614 sq ft lot

Tags

• EXTRA PARKING SPACE
• GENEROUSLY SIZED YARD
• THOUGHTFULLY DESIGNED LAYOUT
• OPEN-CONCEPT MAIN LEVEL
• PRIVATE PRIMARY SUITE
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (26.3% below list).
• Recommended offer: $199k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,991/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,096 (26.3% 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 83 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $253,959
• List price: $269,999
• Delta: 6.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.90×
• Total profit: $-7,611
• Equity at exit: $89,223

10-year hold

• IRR: 5.7%
• Equity multiple: 1.74×
• Total profit: $55,918
• Equity at exit: $116,321

Cash invested: $75,600 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-293

Break-even live

Break-even rent $2,362

Max offer price $227,595

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.13mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.20mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.22mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.50mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	0.52mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	43d	1	0.56mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	43d	1	0.61mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	0.63mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	43d	1	0.65mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.69mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	7d	1	0.70mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	43d	1	0.70mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.75mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	24d	1	0.79mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	4d	1	0.79mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	43d	1	0.80mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	7d	1	0.80mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	43d	1	0.82mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.82mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.82mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	7d	1	0.83mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	0.84mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.87mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.95mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	7d	1	0.99mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	24d	1	1.01mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	1.05mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	1.05mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	1.10mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	24d	1	1.12mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	1.12mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	1.12mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	1.17mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	1.17mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	43d	1	1.17mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	1.23mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	16d	1	1.24mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	1.24mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	1.26mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	1d	1	1.41mi

Listing history 33 events

1. 2026-06-18
   days on market $269,999 Active 83 DOM
2. 2026-06-17
   days on market $269,999 Active 82 DOM
3. 2026-06-16
   days on market $269,999 Active 81 DOM
4. 2026-06-15
   days on market $269,999 Active 80 DOM
5. 2026-06-13
   days on market $269,999 Active 78 DOM
6. 2026-06-09
   days on market $269,999 Active 74 DOM
7. 2026-06-08
   days on market $269,999 Active 73 DOM
8. 2026-06-07
   days on market $269,999 Active 72 DOM
9. 2026-06-04
   days on market $269,999 Active 69 DOM
10. 2026-06-03
    days on market $269,999 Active 68 DOM
11. 2026-06-02
    days on market $269,999 Active 67 DOM
12. 2026-06-01
    days on market $269,999 Active 66 DOM
13. 2026-06-01
    price $269,999 Active 65 DOM
14. 2026-05-31
    days on market $274,999 Active 65 DOM
15. 2026-05-11
    price $274,999 1027-char remark

    Show marketing remark (1027 chars)

    Modern new construction tucked at the end of the street, offering added privacy, minimal traffic, and extra parking space—plus a generously sized yard rarely found at this price point. Located in a rapidly growing area of South Dallas, the neighborhood is experiencing ongoing redevelopment, with older homes being replaced by new construction—bringing strong appreciation potential and long-term value. Whether you’re a first-time homebuyer or looking to add a solid rental to your portfolio, this property is a great opportunity to own in an evolving area with continued growth. This two-story home features 3 bedrooms, 2.5 bathrooms, and a thoughtfully designed layout that blends comfort with functionality. The open-concept main level seamlessly connects the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. Upstairs, you’ll find spacious secondary bedrooms along with a private primary suite featuring its own bathroom and ample closet space.

16. 2026-03-27
    listed $279,999 Active 1027-char remark

    Show marketing remark (1027 chars)

    Modern new construction tucked at the end of the street, offering added privacy, minimal traffic, and extra parking space—plus a generously sized yard rarely found at this price point. Located in a rapidly growing area of South Dallas, the neighborhood is experiencing ongoing redevelopment, with older homes being replaced by new construction—bringing strong appreciation potential and long-term value. Whether you’re a first-time homebuyer or looking to add a solid rental to your portfolio, this property is a great opportunity to own in an evolving area with continued growth. This two-story home features 3 bedrooms, 2.5 bathrooms, and a thoughtfully designed layout that blends comfort with functionality. The open-concept main level seamlessly connects the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. Upstairs, you’ll find spacious secondary bedrooms along with a private primary suite featuring its own bathroom and ample closet space.

17. 2025-09-19
    soldstatus
18. 2025-06-27
    listed $65,000 Active
19. 2024-10-18
    soldstatus
20. 2022-02-21
    soldstatus
21. 2022-02-19
    price $30,000
22. 2022-02-18
    soldstatus Sold
23. 2022-02-10
    status Pending
24. 2022-02-10
    price $37,500
25. 2022-01-20
    price $37,500
26. 2021-12-01
    price $39,900
27. 2021-11-09
    price $42,500
28. 2021-10-18
    price $47,500
29. 2021-09-30
    listed $50,000 Active
30. 2021-09-16
    soldstatus
31. 1996-09-25
    soldstatus
32. 1996-09-25
    soldstatus
33. 1996-01-26
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,892
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$7,855
• Taxable loss: −$8,310
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-1,522/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

+450.0% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $274,999 NTREIS
• 2026-03-27 Listed $279,999 NTREIS
• 2025-09-19 Sold (Public Records) — Public Records
• 2025-06-27 Listed $65,000 NTREIS
• 2024-10-18 Sold (Public Records) — Public Records
• 2022-02-21 Sold (Public Records) — Public Records
• 2022-02-19 Price Changed $30,000 NTREIS
• 2022-02-18 Sold (MLS) — NTREIS
• 2022-02-10 Pending — NTREIS
• 2022-02-10 Price Changed $37,500 NTREIS
• 2022-01-20 Price Changed $37,500 NTREIS
• 2021-12-01 Price Changed $39,900 NTREIS
• 2021-11-09 Price Changed $42,500 NTREIS
• 2021-10-18 Price Changed $47,500 NTREIS
• 2021-09-30 Listed $50,000 NTREIS
• 2021-09-16 Sold (Public Records) — Public Records
• 1996-09-25 Sold (Public Records) — Public Records
• 1996-09-25 Sold (Public Records) — Public Records
• 1996-01-26 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $411 · +42.4% YoY. Source: county tax records.