2406 Cliff Teen Ct · Dallas, TX 75233

$199,900

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 83 Days on market

Built 1960 7,710 sqft lot $148/sqft · 30% below area Est $287k · 30% under ↓ 9% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +7.1/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

Key facts

• 7,710 sq ft lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-61 ($-728/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.4% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: 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: 50 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, 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 ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $187,906 (6.0% 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. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (median comp): $286,836
• List price: $199,900
• Delta: -30.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 S Montreal Ave	0.46mi	3/2.0 (+1)	1,387 (+3%)	11mo	$319,000	$230	60
1724 Savoy St	0.50mi	3/2.0 (+1)	1,397 (+4%)	15mo	$289,500	$207	53
2622 Bonnywood Ln	0.73mi	2/2.0	1,456 (+8%)	6mo	$239,900	$165	48
2558 W Illinois Ave	0.63mi	2/1.0	1,312 (-3%)	18mo	$449,000	$342	47
1616 Monte Carlo St	0.71mi	3/1.5 (+1)	1,307 (-3%)	11mo	$285,000	$218	46
1655 Mcadams Ave	0.64mi	3/2.0 (+1)	1,296 (-4%)	16mo	$240,000	$185	46
2541 W Illinois Ave	0.67mi	3/1.5 (+1)	1,260 (-6%)	7mo	$270,000	$214	45
3053 Saint Nicholas Dr	0.75mi	3/2.0 (+1)	1,283 (-5%)	14mo	$240,000	$187	41
2406 Franklin St	0.73mi	2/1.0	1,302 (-3%)	21mo	$249,000	$191	39
2914 S Montreal Ave	0.45mi	3/2.0 (+1)	1,154 (-14%)	14mo	$299,000	$259	39
2408 W Five Mile Pkwy	0.56mi	3/2.0 (+1)	1,499 (+11%)	18mo	$289,000	$193	35

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.59×
• Total profit: $32,990
• Equity at exit: $103,306

10-year hold

• IRR: 11.5%
• Equity multiple: 2.93×
• Total profit: $108,283
• Equity at exit: $170,542

Cash invested: $55,972 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 50
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$455 /mo · $5,456/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-61

Break-even live

Break-even rent $2,008

Max offer price $189,186

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $-4	+0% $-61	+5% $-117	+10% $-174
Rent	-10% $-213	-5% $-137	+0% $-61	+5% $16	+10% $92
Rate	-1.0pp $40	-0.5pp $-10	base $-61	+0.5pp $-112	+1.0pp $-165

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2514 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	861	$1,390	$1.61	3d	8	0.25mi
2515 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	862	$1,350	$1.57	0d	1	0.39mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	8d	1	0.58mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	44d	1	0.70mi
1607 McAdams Ave Dallas, TX	3.0	1.0	984	$1,695	$1.72	8d	1	0.74mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,800	$1.66	44d	1	0.80mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,650	$1.52	8d	1	0.80mi
1918 Melbourne Ave Dallas, TX	3.0	2.0	1076	$2,200	$2.04	44d	1	0.88mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	7d	1	0.93mi
1415 Mountain Lake Rd Dallas, TX	3.0	2.0	1190	$2,200	$1.85	44d	1	1.00mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	44d	1	1.01mi
2102 Elmwood Blvd Dallas, TX	3.0	2.0	1588	$2,000	$1.26	25d	1	1.03mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,085	$1.26	44d	1	1.12mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,024	$1.03	4d	6	1.15mi
3240 Springwood Ln Dallas, TX	3.0	2.0	1840	$2,099	$1.14	18d	1	1.16mi
4027 Ovid Ave Dallas, TX	3.0	2.0	1031	$1,725	$1.67	44d	1	1.17mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	21d	1	1.18mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	21d	1	1.18mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	44d	1	1.21mi
4028 Treeline Dr Dallas, TX	3.0	3.0	1872	$3,000	$1.60	8d	1	1.21mi
4115 Druid Hills Dr Dallas, TX	1.0–2.0	1.0–2.0	732	$1,600	$2.18	3d	3	1.30mi
3217 Cedarcroft Ln Dallas, TX	3.0	3.0	1558	$2,200	$1.41	44d	1	1.30mi
3311 S Vernon Ave Dallas, TX	1.0–2.0	1.0–1.5	929	$1,325	$1.43	2d	15	1.33mi
1514 Elmwood Blvd Unit 1018233P Dallas, TX	2.0	2.0	1140	$2,868	$2.52	0d	1	1.35mi
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	4d	1	1.37mi
1631 Homewood Pl Dallas, TX	2.0	2.0	1552	$3,000	$1.93	44d	1	1.38mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	44d	1	1.40mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	25d	1	1.42mi
1124 Brunner Ave Unit 1018235P Dallas, TX	2.0	2.0	1140	$2,801	$2.46	0d	1	1.43mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	44d	1	1.46mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	44d	1	1.47mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	16d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $199,900 Active 83 DOM
2. 2026-06-18
   days on market $199,900 Active 80 DOM
3. 2026-06-17
   days on market $199,900 Active 79 DOM
4. 2026-06-16
   days on market $199,900 Active 78 DOM
5. 2026-06-15
   statusdays on market $199,900 Active 77 DOM
6. 2026-06-13
   days on market $199,900 Active Option Contract 75 DOM
7. 2026-06-09
   days on market $199,900 Active Option Contract 71 DOM
8. 2026-06-08
   statusdays on market $199,900 Active Option Contract 70 DOM
9. 2026-06-07
   days on market $199,900 Active 69 DOM
10. 2026-06-04
    days on market $199,900 Active 66 DOM
11. 2026-06-03
    days on market $199,900 Active 65 DOM
12. 2026-06-02
    days on market $199,900 Active 64 DOM
13. 2026-06-02
    price $199,900 Active 63 DOM
14. 2026-06-01
    days on market $215,000 Active 63 DOM
15. 2026-05-31
    days on market $215,000 Active 62 DOM
16. 2026-05-08
    price $215,000 768-char remark

    Show marketing remark (768 chars)

    Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

17. 2026-05-08
    status Active 768-char remark

    Show marketing remark (768 chars)

    Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

18. 2026-05-05
    historical Active Option Contract 768-char remark

    Show marketing remark (768 chars)

    Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

19. 2026-04-14
    price $225,000 768-char remark

    Show marketing remark (768 chars)

    Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

20. 2026-03-30
    listed $235,000 Active 768-char remark

    Show marketing remark (768 chars)

    Discover the perfect blend of comfort, convenience, and outdoor living in this move-in ready 3-bedroom, 2-bathroom corner lot home ideally situated directly across from Kiest Park in Dallas! Within the last 7 years, this home has received key system upgrades including a new roof, water heater, furnace, and electrical panel saving you thousands in future maintenance costs. The thoughtful floor plan offers a versatile front room perfect as a formal dining area, home office, or second living space adapting effortlessly to your lifestyle needs. Enjoy a large backyard with a covered back patio, ideal for entertaining, relaxing, or creating your dream outdoor retreat. The 2-car garage currently used for storage and can easily be converted back to full parking use.

21. 2013-08-20
    soldstatus
22. 1989-07-31
    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: $5,456 · $455/mo
• Projected year-2 tax: $5,456 · $455/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: $23,173
• − Mortgage interest: −$11,198
• − Property taxes: −$5,456
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,815
• Taxable loss: −$4,002
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $233/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
• City population: 1,168,437
• Population (ZIP): 15,775

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% 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: ▲ 4.17%
• Current HPI: 370.9766
• Rent YoY: —
• Metro: —
• 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

-8.5% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $215,000 NTREIS
• 2026-05-08 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-14 Price Changed $225,000 NTREIS
• 2026-03-30 Listed $235,000 NTREIS
• 2013-08-20 Sold (Public Records) — Public Records
• 1989-07-31 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,456 · -0.4% YoY. Source: county tax records.