1404 Strickland St · Dallas, TX 75216

$379,500

4 bd · 2.0 ba · 1,991 sqft · Land · 143 Days on market

Built 2025 6,926 sqft lot $191/sqft · at area comps Est $365k · at est.

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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).

• Cash flow +11.1/30.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

Key facts

• Custom cabinetry
• Quartz-topped island
• 6,926 sq ft lot

Tags

• CHEF-INSPIRED KITCHEN
• QUARTZ-TOPPED ISLAND
• CUSTOM CABINETRY
• SPA-STYLE ENSUITE BATH
• FULLY GLASS-ENCLOSED SHOWER
• GENEROUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (27.9% below list).
• Recommended offer: $273k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (+4.2%/yr); 253 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,734/mo this rent would consume 79% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 143 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $26k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $273,435 (27.9% 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 143 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

• ARV (median comp): $364,858
• List price: $379,500
• Delta: 4.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-68,183
• Equity at exit: $56,585

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-58,646
• Equity at exit: $32,812

Cash invested: $106,260 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$1,990
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-155

Break-even live

Break-even rent $2,931

Max offer price $352,095

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-48	+0% $-155	+5% $-263	+10% $-370
Rent	-10% $-371	-5% $-263	+0% $-155	+5% $-47	+10% $61
Rate	-1.0pp $36	-0.5pp $-59	base $-155	+0.5pp $-253	+1.0pp $-354

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: $94,875
• Closing costs: $11,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Galloway Ave Dallas, TX	4.0	2.0	1506	$1,975	$1.31	45d	1	0.07mi
1339 Hendricks Ave Dallas, TX	3.0	3.0	2152	$4,000	$1.86	45d	1	0.15mi
1322 Strickland St Dallas, TX	4.0	2.0	2053	$3,299	$1.61	8d	1	0.15mi
1422 Claude St Dallas, TX	4.0	2.0	2016	$2,411	$1.20	45d	1	0.21mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	3d	1	0.30mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	45d	1	0.35mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,450	$1.31	0d	1	0.35mi
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	23d	1	0.36mi
1218 Grant St Dallas, TX	3.0	2.5	2057	$2,699	$1.31	25d	1	0.36mi
1210 Grant St Dallas, TX	4.0	1.0	1370	$2,050	$1.50	8d	1	0.38mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	25d	1	0.43mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	45d	1	0.43mi
1525 Doyle Ave Dallas, TX	4.0	2.0	1710	$7,750	$4.53	8d	1	0.46mi
441 Avenue A Unit 1019524P Dallas, TX	4.0	2.0	1700	$9,762	$5.74	23d	1	0.47mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	8d	1	0.52mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	8d	1	0.53mi
519 High St Dallas, TX	4.0	2.0	1869	$6,000	$3.21	45d	1	0.61mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	25d	1	0.81mi
512 Avenue L Dallas, TX	3.0	4.0	2551	$3,400	$1.33	8d	1	0.95mi
432 Hart St Dallas, TX	4.0	2.0	1303	$2,300	$1.77	8d	1	1.05mi
404 N Moore St Dallas, TX	3.0	2.5	1719	$2,750	$1.60	8d	1	1.10mi
420 N Denley Dr Dallas, TX	3.0	2.0	1592	$2,500	$1.57	45d	1	1.17mi
312 S Lancaster Ave Unit 104 Dallas, TX	3.0	3.5	1941	$2,750	$1.42	45d	1	1.22mi
521 N Denley Dr Dallas, TX	3.0	2.5	1387	$2,500	$1.80	45d	1	1.22mi
405 N Ewing Ave Dallas, TX	3.0	1.0–2.0	941	$2,875	$3.05	3d	48	1.29mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	45d	1	1.31mi
335 N Marsalis Ave Dallas, TX	3.0	2.0	1260	$2,100	$1.67	45d	1	1.34mi
1731 Seevers Ave Dallas, TX	3.0	2.0	1980	$2,480	$1.25	45d	1	1.36mi
217 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	45d	1	1.36mi
815 E 5th St Unit 209 Dallas, TX	3.0	3.5	1946	$3,200	$1.64	25d	1	1.37mi
219 W Yarmouth St Dallas, TX	3.0	2.5	2155	$3,500	$1.62	45d	1	1.37mi
512 N Lancaster Ave #1 Dallas, TX	3.0	3.5	1980	$3,450	$1.74	45d	1	1.38mi
512 N Lancaster Ave Unit 6 Dallas, TX	3.0	3.5	1980	$3,150	$1.59	12d	1	1.38mi
512 N Lancaster Ave Unit 1-2 Dallas, TX	3.0	3.5	1980	$2,950	$1.49	45d	1	1.38mi
604 N Ewing Ave Unit 107 Dallas, TX	3.0	3.5	1946	$3,150	$1.62	45d	1	1.39mi
324 N Patton Ave Dallas, TX	3.0	2.5	2300	$3,499	$1.52	45d	1	1.39mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	25d	1	1.48mi
308 E 7th St Dallas, TX	3.0	2.5	2399	$3,600	$1.50	45d	1	1.49mi
306 E 7th St Dallas, TX	3.0	2.5	2399	$3,900	$1.63	15d	1	1.50mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	45d	1	1.50mi

Listing history 18 events

1. 2026-06-04
   statusdays on market $379,500 Pending 143 DOM
2. 2026-06-03
   days on market $379,500 Active 142 DOM
3. 2026-06-02
   days on market $379,500 Active 141 DOM
4. 2026-06-02
   days on market $379,500 Active 140 DOM
5. 2026-05-31
   days on market $379,500 Active 139 DOM
6. 2026-04-17
   price $379,500 1114-char remark

   Show marketing remark (1114 chars)

   Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

7. 2026-03-19
   price $389,500 1114-char remark

   Show marketing remark (1114 chars)

   Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

8. 2026-03-19
   price $390,000 1114-char remark

   Show marketing remark (1114 chars)

   Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

9. 2026-02-28
   price $395,000 1114-char remark

   Show marketing remark (1114 chars)

   Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

10. 2026-01-12
    listed $405,000 Active 1114-char remark

    Show marketing remark (1114 chars)

    Sleek, modern, and designed for the way you actually live, this brand-new 4-bedroom, 2-bath home delivers the perfect blend of style, comfort, and functionality. An open, light-filled layout sets the tone as you step inside, highlighted by upscale finishes and a smart, flowing design built for both entertaining and everyday living. At the heart of the home is a chef-inspired kitchen featuring a quartz-topped island, custom cabinetry, and a full stainless steel appliance package including refrigerator, oven, stove, and microwave. The kitchen opens seamlessly into the dining and living areas, creating a spacious and inviting atmosphere. The primary suite offers a private retreat with a spa-style ensuite bath, fully glass-enclosed shower, and a generous walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, or creative space. A two-car garage and energy-efficient construction add convenience and long-term value. Located just minutes from dining, shopping, and major Dallas highways, this home delivers the perfect mix of modern luxury, smart design, and prime location.

11. 2025-12-15
    soldstatus
12. 2025-12-08
    historical
13. 2025-12-04
    price $415,000
14. 2025-11-08
    listed $419,000 Active
15. 2024-12-16
    soldstatus
16. 2024-09-09
    status Pending
17. 2024-09-08
    historical
18. 2024-09-06
    listed $74,500 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: $2,004 · $167/mo
• Projected year-2 tax: $6,945 · $579/mo
• Expected delta: +$4,941/yr (+$412/mo · 246.5%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,812
• − Mortgage interest: −$21,258
• − Property taxes: −$2,004
• − Insurance: −$1,898
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$11,040
• Taxable loss: −$8,637
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $211/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

+409.4% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $379,500 NTREIS
• 2026-03-19 Price Changed $389,500 NTREIS
• 2026-03-19 Price Changed $390,000 NTREIS
• 2026-02-28 Price Changed $395,000 NTREIS
• 2026-01-12 Listed $405,000 NTREIS
• 2025-12-15 Sold (Public Records) — Public Records
• 2025-12-08 Listing Removed — NTREIS
• 2025-12-04 Price Changed $415,000 NTREIS
• 2025-11-08 Listed $419,000 NTREIS
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-09-09 Pending — NTREIS
• 2024-09-08 Listing Removed — NTREIS
• 2024-09-06 Listed $74,500 NTREIS

Property tax history

+12.6%/yr

Latest (2025): $2,004 · -0.4% YoY. Source: county tax records.