3347 Topeka Ave · Dallas, TX 75212

$300,000

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 35 Days on market

Built 1950 6,360 sqft lot Est $267k · 12% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Rent growth +1.4/5.0

Listing remarks

Prime Corner Lot Development Opportunity! Incredible opportunity for a new build on this 0.15-acre corner lot in the heart of the Trinity Groves area. Located in the Brantley's Junior subdivision, this property is the perfect canvas for your custom vision. The existing 1950s-built home is a tear-down but offers the advantage of existing utility connections for plumbing and electric. Situated in a rapidly developing location, the value is strictly in the land. Strictly no showings permitted; please do not disturb the occupant. Bring your builder and secure this high-potential corner site today! Information deemed reliable but not guaranteed. Buyer and Buyer’s Agent are responsible for

Key facts

• Corner lot
• Utility connections
• 6,360 sq ft lot

Tags

• CORNER LOT
• UTILITY CONNECTIONS
• RAPIDLY DEVELOPING LOCATION
• BRANTLEY'S JUNIOR SUBDIVISION

Property features AI

Finance

• Other: Property is for sale; Standard listing conditions; Possession at closing/funding
• Financial info: Sales terms: Cash; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport; One carport space; Two covered parking spaces; One garage space (has garage)
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Not attached to other properties; No accessory unit
• Construction: Built in 1950; Wood construction; Composition/shingle roof; Other foundation
• Exterior features: Corner lot; Chain link fencing

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms (primary bedroom on level 1)
• Flooring: Wood flooring; Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Window air conditioning units; Space heater
• Interior features: Eat-in kitchen; Cable TV available; One living area; One dining area; Two total bathrooms; Two full bathrooms; Room count includes 2 main rooms; One-level layout
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (15.4% below list).
• Recommended offer: $254k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: C F Carr El (math 32% / reading 22%, grade F, #2,791 of 4,322 statewide, top 68%, 281 students, 99% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• 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 20d 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 $2,539/mo this rent would consume 51% of the median local household income ($60k/yr) (locally 892% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $253,923 (15.4% 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 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $267,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Toronto St	0.58mi	3/2.0	1,428 (-6%)	6mo	$250,000	$175	57
1004 Muncie Ave	0.66mi	3/2.0	1,652 (+8%)	0mo	$349,000	$211	55
3331 N Winnetka Ave	0.29mi	4/2.0 (+1)	1,686 (+10%)	10mo	$255,000	$151	55
3343 Conroe St	0.18mi	4/2.0 (+1)	1,696 (+11%)	19mo	$409,900	$242	52
3431 N Winnetka Ave	0.28mi	4/2.0 (+1)	1,683 (+10%)	16mo	$255,000	$152	52
917 Walkway St	0.66mi	2/1.5 (-1)	1,629 (+7%)	3mo	$225,000	$138	49
3111 Rutz St	0.64mi	3/2.0	1,392 (-9%)	14mo	$235,000	$169	44
3211 Chihuahua Ave	0.67mi	3/2.5	1,743 (+14%)	2mo	$449,900	$258	42
1705 Mcbroom St	0.68mi	3/2.0	1,439 (-6%)	23mo	$335,000	$233	40
1615 Bickers St	0.68mi	3/2.0	1,355 (-11%)	20mo	$314,999	$232	33
1602 Life Ave	0.63mi	4/2.0 (+1)	1,663 (+9%)	23mo	$260,000	$156	32
1622 Bickers St	0.68mi	4/3.0 (+1)	1,728 (+13%)	18mo	$240,000	$139	23

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: 21.0%
• Equity multiple: 2.69×
• Total profit: $141,624
• Equity at exit: $270,264

10-year hold

• IRR: 18.4%
• Equity multiple: 5.94×
• Total profit: $415,376
• Equity at exit: $582,834

Cash invested: $84,000 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$535 /mo · $6,417/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-227

Break-even live

Break-even rent $2,827

Max offer price $259,895

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-142	+0% $-227	+5% $-312	+10% $-397
Rent	-10% $-428	-5% $-327	+0% $-227	+5% $-127	+10% $-26
Rate	-1.0pp $-76	-0.5pp $-151	base $-227	+0.5pp $-305	+1.0pp $-384

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 Obenchain St Dallas, TX	3.0	1.0	1120	$1,690	$1.51	45d	1	0.25mi
996 Singleton Blvd Dallas, TX	2.0	2.0	1203	$1,981	$1.65	4d	1	0.48mi
3517 Chicago St Dallas, TX	3.0	3.0	1538	$1,200	$0.78	8d	1	0.48mi
1010 Singleton Blvd Unit 1043 Dallas, TX	3.0	2.0	1581	$3,127	$1.98	0d	1	0.49mi
320 Singleton Blvd Dallas, TX	2.0	1.0–2.0	874	$2,069	$2.37	0d	15	0.51mi
990 Singleton Blvd Dallas, TX	2.0	1.0–2.5	942	$2,235	$2.37	1d	26	0.52mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.57mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.58mi
3321 Rutz St Dallas, TX	3.0	2.5	1436	$2,550	$1.78	6d	1	0.60mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	14d	1	0.61mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	0.64mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.64mi
2901 Borger St Apt 511 Dallas, TX	2.0	2.0	1084	$1,850	$1.71	0d	1	0.64mi
1610 Life Ave Dallas, TX	3.0	2.5	1657	$2,800	$1.69	45d	1	0.64mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.66mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	26d	1	0.67mi
3226 Navaro St Dallas, TX	3.0	2.0	1547	$2,500	$1.62	45d	1	0.68mi
120 Turtle Creek Blvd Dallas, TX	2.0	1.0–2.0	920	$2,203	$2.39	0d	28	0.69mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.70mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	14d	1	0.72mi
1723 Shaw St Dallas, TX	4.0	3.0	1720	$2,699	$1.57	9d	1	0.73mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.73mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.74mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,930	$1.67	0d	21	0.75mi
1739 McBroom St Dallas, TX	3.0	2.0	1138	$2,100	$1.85	13d	1	0.76mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	22d	1	0.76mi
455 W Commerce St Dallas, TX	2.0	2.0	1121	$1,810	$1.61	21d	1	0.76mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.77mi
305 W Commerce St Dallas, TX	2.0	1.0–2.0	874	$1,976	$2.26	0d	28	0.78mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	0.84mi
444 W Commerce St Dallas, TX	2.0	1.0–2.5	971	$2,193	$2.26	0d	17	0.85mi
1834 Bayside St Dallas, TX	3.0	2.0	1322	$2,000	$1.51	19d	1	0.89mi
710 Fort Worth Ave Dallas, TX	2.0	2.0	1122	$1,479	$1.32	45d	1	0.93mi
1907 Nomas St Dallas, TX	3.0	2.0	1368	$2,900	$2.12	20d	1	0.93mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	24d	1	0.94mi
718 Fort Worth Ave Dallas, TX	3.0	3.0	1452	$2,672	$1.84	14d	1	0.94mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	21d	1	0.94mi
718 Fort Worth Ave Dallas, TX	2.0	2.0	1163	$2,026	$1.74	14d	1	0.94mi
1293 Clifftop Ln Dallas, TX	2.0	2.5	1411	$2,900	$2.06	45d	1	0.94mi
200 W Commerce St Dallas, TX	2.0	1.0–2.0	849	$2,177	$2.56	0d	30	0.96mi

Listing history 17 events

1. 2026-06-21
   days on market $300,000 Active 35 DOM
2. 2026-06-18
   days on market $300,000 Active 32 DOM
3. 2026-06-17
   days on market $300,000 Active 31 DOM
4. 2026-06-16
   days on market $300,000 Active 30 DOM
5. 2026-06-15
   days on market $300,000 Active 29 DOM
6. 2026-06-13
   days on market $300,000 Active 27 DOM
7. 2026-06-09
   days on market $300,000 Active 23 DOM
8. 2026-06-08
   days on market $300,000 Active 22 DOM
9. 2026-06-07
   days on market $300,000 Active 21 DOM
10. 2026-06-04
    days on market $300,000 Active 18 DOM
11. 2026-06-03
    days on market $300,000 Active 17 DOM
12. 2026-06-02
    days on market $300,000 Active 16 DOM
13. 2026-06-01
    days on market $300,000 Active 15 DOM
14. 2026-05-31
    days on market $300,000 Active 14 DOM
15. 2026-05-16
    listed $300,000 Active
16. 2010-12-16
    soldstatus
17. 2009-02-04
    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: $6,417 · $535/mo
• Projected year-2 tax: $6,417 · $535/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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: $30,471
• − Mortgage interest: −$16,805
• − Property taxes: −$6,417
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$8,727
• Taxable loss: −$7,854
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $-839/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

3 events — show timeline

• 2026-05-16 Listed $300,000 NTREIS
• 2010-12-16 Sold (Public Records) — Public Records
• 2009-02-04 Sold (Public Records) — Public Records

Property tax history

+15.6%/yr

Latest (2025): $6,417 · +14.7% YoY. Source: county tax records.