1122 Jackson St #922 · Dallas, TX 75202

$189,000

1 bd · 1.0 ba · 840 sqft · Condo public records · 135 Days on market

Built 1925 $225/sqft · 28% below area Est $262k · 28% under $516/mo HOA · 27% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +5.2/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience the perfect blend of historic soul and modern edge in this stunning residence at the SoCo Urban Lofts. Nestled within a beautifully preserved historic building, this loft offers an authentic urban lifestyle with a sophisticated, industrial aesthetic. Step inside to find soaring ceilings, exposed brickwork, and open-concept living that radiates a modern industrial feel. The layout is designed for both high-end entertaining and quiet relaxation. The bedroom serves as a true retreat, featuring a premium custom closet system that maximizes space without sacrificing style. Living at SoCo means access to a curated suite of amenities designed for the modern urbanite: Rooftop Pool: Take in breathtaking city views while lounging or swimming above the skyline.   Media Room: A dedicated space for screenings and hosting friends.   Convenience: On-site laundry facilities and well-maintained common areas. Water, trash and internet are included in HOA dues. This unit has 2 assigned parking spaces. This loft is a rare find for those who appreciate architectural history paired with contemporary luxury.

Key facts

• Rooftop pool
• Historic building
• Soaring ceilings

Tags

• HISTORIC BUILDING
• SOARING CEILINGS
• EXPOSED BRICKWORK
• OPEN-CONCEPT LIVING
• PREMIUM CUSTOM CLOSET SYSTEM
• ROOFTOP POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (0.6% below list).
• Recommended offer: $113k (40.2% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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 (+4.8%/yr); 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent is only 17% of the median local income ($133k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-2.2%/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 135 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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

• Watch-outs: HOA is 27% of rent; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,081 (40.2% 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 135 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.99% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.75%
• DSCR: 0.57
• GRM: 8.4

CMA / ARV

• ARV (median comp): $261,899
• List price: $189,000
• Delta: -27.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.17% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.10×
• Total profit: $-47,371
• Equity at exit: $35,272

10-year hold

• IRR: -13.2%
• Equity multiple: -0.02×
• Total profit: $-53,800
• Equity at exit: $28,787

Cash invested: $52,920 (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 75202

• Home prices YoY: -1.1%
• Rents YoY: 4.8%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$991
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$79
• HOA: −$516
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-430

Break-even live

Break-even rent $2,422

Max offer price $113,081

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-376	+0% $-430	+5% $-483	+10% $-537
Rent	-10% $-578	-5% $-504	+0% $-430	+5% $-356	+10% $-281
Rate	-1.0pp $-335	-0.5pp $-382	base $-430	+0.5pp $-479	+1.0pp $-529

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Jackson St Dallas, TX	2.0	1.0–2.0	1054	$3,000	$2.85	2d	6	0.02mi
1122 Jackson St Dallas, TX	2.0	1.0–2.0	1054	$3,174	$3.01	5d	5	0.02mi
1122 Jackson St #708 Dallas, TX	2.0	1.0	1065	$4,500	$4.23	25d	1	0.03mi
1222 Commerce St Dallas, TX	2.0	1.0–2.0	1028	$1,748	$1.70	0d	38	0.09mi
1228 Commerce St Unit 911 Dallas, TX	2.0	2.0	1051	$1,670	$1.59	23d	1	0.09mi
1228 Commerce St Unit 911 Dallas, TX	1.0	1.0	722	$1,360	$1.88	20d	1	0.09mi
1228 Commerce St Unit 911 Dallas, TX	2.0	2.0	1051	$1,670	$1.59	44d	1	0.09mi
1228 Commerce St Unit 911 Dallas, TX	1.0	1.0	722	$1,360	$1.88	5d	1	0.09mi
1200 Main St Dallas, TX	1.0–2.0	1.0–2.0	1019	$1,795	$1.76	5d	3	0.12mi
1200 Main St Dallas, TX	1.0–2.0	1.0–2.0	1019	$1,650	$1.62	2d	4	0.12mi
1200 Main St Unit D-1319 Dallas, TX	1.0	1.0	908	$1,756	$1.93	44d	1	0.13mi
1200 Main St Unit 1285221 Dallas, TX	1.0	1.0	848	$1,498	$1.77	44d	1	0.13mi
1309 Main St Dallas, TX	1.0–2.0	1.0–2.0	1447	$1,620	$1.12	0d	13	0.18mi
1407 Main St Dallas, TX	—	1.0	621	$1,802	$2.90	44d	1	0.18mi
222 Browder St Dallas, TX	1.0–2.0	1.0–2.0	1141	$1,685	$1.48	44d	27	0.19mi
1415 Main St Dallas, TX	2.0	1.0–2.0	959	$1,964	$2.05	3d	15	0.20mi
1016 Elm St Unit 1436512P Dallas, TX	1.0–4.0	1.0–4.0	818	$2,966	$3.63	2d	2	0.21mi
1500 Jackson St Dallas, TX	1.0–2.0	1.0–2.0	1085	$1,570	$1.45	0d	7	0.21mi
1509 Main St Dallas, TX	2.0	1.0–2.0	973	$2,011	$2.07	0d	15	0.22mi
1401 Elm St Dallas, TX	2.0	1.0–3.5	1873	$9,256	$4.94	0d	63	0.22mi
1505 Elm St Unit 1579 Dallas, TX	1.0	1.0	888	$1,453	$1.64	44d	1	0.25mi
1505 Elm St Unit 3127 Dallas, TX	1.0	1.0	808	$1,848	$2.29	44d	1	0.25mi
1413 Elm St Dallas, TX	1.0	1.0	838	$2,415	$2.88	6d	1	0.25mi
1413 Elm St Dallas, TX	1.0	1.0	838	$2,415	$2.88	20d	1	0.25mi
1505 Elm St Dallas, TX	1.0	1.0–1.5	1019	$2,237	$2.20	12d	2	0.26mi
1525 Elm St Unit 1887 Dallas, TX	1.0	1.0	840	$1,411	$1.68	44d	1	0.28mi
1525 Elm St Unit 2577 Dallas, TX	1.0	1.0	876	$1,459	$1.67	44d	1	0.28mi
1555 Elm St Dallas, TX	1.0	1.0	1038	$1,880	$1.81	13d	2	0.28mi
1623 Main St Dallas, TX	2.0	1.0–2.0	995	$1,562	$1.57	0d	8	0.30mi
1606 Pacific Ave Dallas, TX	1.0	1.0	821	$1,316	$1.60	20d	1	0.31mi
1606 Pacific Ave Dallas, TX	1.0	1.0	821	$1,316	$1.60	44d	1	0.31mi
1601 Elm St Dallas, TX	1.0–2.0	1.0–2.5	1082	$2,235	$2.07	0d	22	0.31mi
300 N Akard St Dallas, TX	2.0	1.0–2.0	1223	$2,172	$1.78	0d	23	0.33mi
1405 Federal St Unit 1383555P Dallas, TX	1.0	1.0	731	$3,137	$4.29	0d	1	0.34mi
1810 Commerce St Dallas, TX	1.0–2.0	1.0–2.0	1122	$1,324	$1.18	0d	18	0.34mi
1411 Federal St Dallas, TX	1.0	1.0	573	$1,099	$1.92	44d	1	0.34mi
1411 Federal St Dallas, TX	1.0	1.0	573	$1,099	$1.92	23d	1	0.34mi
1411 Federal St Dallas, TX	2.0	2.0	983	$2,190	$2.23	25d	1	0.34mi
1800 Main St Dallas, TX	1.0–2.0	1.0–2.0	989	$1,397	$1.41	0d	14	0.36mi
211 N Ervay St Dallas, TX	1.0	1.0	712	$1,067	$1.50	44d	1	0.36mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: watertrashinternetpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $189,000 Active 135 DOM
2. 2026-06-18
   days on market $189,000 Active 132 DOM
3. 2026-06-17
   days on market $189,000 Active 131 DOM
4. 2026-06-16
   days on market $189,000 Active 130 DOM
5. 2026-06-15
   days on market $189,000 Active 129 DOM
6. 2026-06-13
   days on market $189,000 Active 127 DOM
7. 2026-06-09
   days on market $189,000 Active 123 DOM
8. 2026-06-08
   days on market $189,000 Active 122 DOM
9. 2026-06-07
   days on market $189,000 Active 121 DOM
10. 2026-06-04
    days on market $189,000 Active 118 DOM
11. 2026-06-03
    days on market $189,000 Active 117 DOM
12. 2026-06-02
    days on market $189,000 Active 116 DOM
13. 2026-06-02
    days on market $189,000 Active 115 DOM
14. 2026-05-31
    days on market $189,000 Active 114 DOM
15. 2026-02-06
    listed $189,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Experience the perfect blend of historic soul and modern edge in this stunning residence at the SoCo Urban Lofts. Nestled within a beautifully preserved historic building, this loft offers an authentic urban lifestyle with a sophisticated, industrial aesthetic. Step inside to find soaring ceilings, exposed brickwork, and open-concept living that radiates a modern industrial feel. The layout is designed for both high-end entertaining and quiet relaxation. The bedroom serves as a true retreat, featuring a premium custom closet system that maximizes space without sacrificing style. Living at SoCo means access to a curated suite of amenities designed for the modern urbanite: Rooftop Pool: Take in breathtaking city views while lounging or swimming above the skyline.   Media Room: A dedicated space for screenings and hosting friends.   Convenience: On-site laundry facilities and well-maintained common areas. Water, trash and internet are included in HOA dues. This unit has 2 assigned parking spaces. This loft is a rare find for those who appreciate architectural history paired with contemporary luxury.

16. 2024-05-30
    historical $1,550
17. 2024-05-16
    listed $1,550
18. 2022-04-27
    soldstatus
19. 2012-05-23
    soldstatus
20. 2012-05-22
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    Historic downtown building amid largest cultural district in US. Enjoy light show from Omni and Calatrava bridege. Swim, grill or just relax on roof. Floor to soaring ceiling redo: paints, dramatic bw tile bath, new ebony oak cabinetry, quartz counters, SS ref w-French door, convection oven, disp and dw, creative lighting choices, perfectly conceived closet. TWO secure parking spots!!! Dart, grocery stores, drug stores, restaurants.

21. 2012-04-18
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Historic downtown building amid largest cultural district in US. Enjoy light show from Omni and Calatrava bridege. Swim, grill or just relax on roof. Floor to soaring ceiling redo: paints, dramatic bw tile bath, new ebony oak cabinetry, quartz counters, SS ref w-French door, convection oven, disp and dw, creative lighting choices, perfectly conceived closet. TWO secure parking spots!!! Dart, grocery stores, drug stores, restaurants.

22. 2012-04-06
    historical Active Option Contract 436-char remark

    Show marketing remark (436 chars)

    Historic downtown building amid largest cultural district in US. Enjoy light show from Omni and Calatrava bridege. Swim, grill or just relax on roof. Floor to soaring ceiling redo: paints, dramatic bw tile bath, new ebony oak cabinetry, quartz counters, SS ref w-French door, convection oven, disp and dw, creative lighting choices, perfectly conceived closet. TWO secure parking spots!!! Dart, grocery stores, drug stores, restaurants.

23. 2012-03-29
    listed $107,000 Active 436-char remark

    Show marketing remark (436 chars)

    Historic downtown building amid largest cultural district in US. Enjoy light show from Omni and Calatrava bridege. Swim, grill or just relax on roof. Floor to soaring ceiling redo: paints, dramatic bw tile bath, new ebony oak cabinetry, quartz counters, SS ref w-French door, convection oven, disp and dw, creative lighting choices, perfectly conceived closet. TWO secure parking spots!!! Dart, grocery stores, drug stores, restaurants.

24. 2011-12-06
    soldstatus Closed
25. 2011-11-14
    status Pending
26. 2011-10-24
    price $76,900
27. 2011-09-19
    price $88,500
28. 2011-08-17
    listed $98,000 Active

ⓘ 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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 · 24 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: $22,533
• − Mortgage interest: −$10,587
• − Property taxes: −$3,928
• − Insurance: −$945
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$6,192
• − Depreciation: −$5,498
• Taxable loss: −$8,222
• Est. tax savings @ 24.0%: +$1,973
• After-tax cash flow: $-3,184/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): 2,892
• Household income: $133,155
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 350.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 22% Two or more races 22% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 6% Chinese 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: ▼ -2.17%
• Current HPI: 194.1553
• Rent YoY: ▲ 4.85%
• 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

+92.9% since first listed

14 events — show timeline

• 2026-02-06 Listed $189,000 NTREIS
• 2024-05-30 Rental Removed $1,550 RENT.
• 2024-05-16 Listed for Rent $1,550 RENT.
• 2022-04-27 Sold (Public Records) — Public Records
• 2012-05-23 Sold (Public Records) — Public Records
• 2012-05-22 Sold (MLS) — NTREIS
• 2012-04-18 Pending — NTREIS
• 2012-04-06 Contingent — NTREIS
• 2012-03-29 Listed $107,000 NTREIS
• 2011-12-06 Sold (MLS) — NTREIS
• 2011-11-14 Pending — NTREIS
• 2011-10-24 Price Changed $76,900 NTREIS
• 2011-09-19 Price Changed $88,500 NTREIS
• 2011-08-17 Listed $98,000 NTREIS

Property tax history

+2.0%/yr

Latest (2025): $3,928 · +1.9% YoY. Source: county tax records.