3815 Cauthorn · Dallas, TX 75210

$135,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 202 Days on market

Built 1948 Fair condition 7,100 sqft lot $105/sqft · 35% below area Est $259k · 48% under ↓ 25% since listing

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Why this score? — see what drove the B 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.2/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Fixer upper. Home needs work. Sq Ft was appraised at 1604 Sq Ft and that document is uploaded into the supplement section of the mls. Owner will finance with a fair amount of cash down. Listing agent has a participating interest in selling entity. Buyers agent to verify all info about listing. Listing agent or Broker not liable for any inaccuracies.

Key facts

• 7,100 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Joseph J Rhoads Learning Center (math 13% / reading 18%, grade F, #3,990 of 4,322 statewide, top 93%, 101 students, 94% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); Lincoln Humanities/Communications Magnet High Sch (math 8% / reading 20%, grade F, #1,529 of 1,632 statewide, top 94%, 700 students, 92% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-17 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $1k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.8% of price; built in 1948 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — 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: 1.32% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 6.3

CMA / ARV

• ARV (median comp): $258,755
• List price: $135,000
• Delta: -47.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3910 Hancock St	0.10mi	3/2.0	1,300 (+1%)	6mo	$275,000	$212	88
3622 Cauthorn Dr	0.13mi	3/2.0	1,200 (-6%)	3mo	$210,000	$175	81
3804 Garden Ln	0.04mi	4/2.0 (+1)	1,190 (-7%)	1mo	$215,000	$181	81
3618 Reese Dr	0.17mi	4/2.0 (+1)	1,367 (+7%)	4mo	$235,000	$172	73
4111 Robert L Parish Sr Ave	0.44mi	3/2.0	1,196 (-7%)	3mo	$220,000	$184	66
5309 Bourquin St	0.35mi	3/2.0	1,184 (-8%)	7mo	$235,000	$198	65
3610 Bertrand Ave	0.38mi	3/1.0	1,406 (+10%)	0mo	$185,000	$132	62
2703 Gertrude Ave	0.73mi	3/2.0	1,365 (+6%)	1mo	$220,000	$161	54
4002 Robert L Parish SR Ave	0.40mi	3/2.5	1,435 (+12%)	11mo	$319,999	$223	50
3814 Pine St	0.58mi	3/1.0	1,120 (-13%)	2mo	$210,000	$188	46
3801 Carpenter Ave	0.46mi	4/2.0 (+1)	1,454 (+13%)	9mo	$289,000	$199	43
4318 Marshall Dr	0.60mi	3/2.5	1,450 (+13%)	9mo	$320,000	$221	41

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.63×
• Total profit: $23,846
• Equity at exit: $46,555

10-year hold

• IRR: 16.0%
• Equity multiple: 2.95×
• Total profit: $73,874
• Equity at exit: $62,232

Cash invested: $37,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 21 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $225,000 ($184/sqft)
• Median days on market: 83 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75210

• Home prices YoY: 0.6%
• Active inventory: 105
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$708
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $326

Break-even live

Break-even rent $1,368

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $402	-5% $364	+0% $326	+5% $288	+10% $250
Rent	-10% $185	-5% $256	+0% $326	+5% $396	+10% $467
Rate	-1.0pp $394	-0.5pp $360	base $326	+0.5pp $291	+1.0pp $255

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4919 Wellington St Dallas, TX	3.0	2.0	1090	$1,514	$1.39	22d	1	0.15mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,465	$1.34	12d	1	0.20mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1195	$1,795	$1.50	43d	1	0.27mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	56d	1	0.27mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	73d	1	0.28mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,640	$1.26	22d	1	0.36mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,730	$1.33	27d	1	0.37mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	93d	1	0.47mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	73d	1	0.49mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1250	$1,495	$1.20	25d	1	0.52mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,495	$1.31	47d	1	0.52mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,600	$1.23	27d	1	0.53mi
4010 Copeland St Dallas, TX	4.0	2.5	1545	$1,920	$1.24	4d	1	0.54mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	56d	1	0.56mi
4506 Roberts Ave Dallas, TX	2.0	2.0	1000	$1,499	$1.50	47d	1	0.57mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	60d	4	0.58mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	63d	1	0.62mi
4307 Copeland St Dallas, TX	3.0	2.0	1238	$1,950	$1.58	28d	1	0.63mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	64d	1	0.68mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	73d	1	0.71mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	73d	1	0.73mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	56d	1	0.73mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	93d	1	0.75mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	93d	1	0.77mi
3318 Rutledge St Dallas, TX	4.0	2.0	1706	$2,799	$1.64	0d	1	0.78mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	93d	1	0.79mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	66d	1	0.79mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,590	$1.55	0d	1	0.81mi
4011 Coolidge St Dallas, TX	4.0	2.0	1300	$1,925	$1.48	0d	1	0.82mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	73d	1	0.82mi
2823 Farragut St Dallas, TX	4.0	2.0	1232	$2,300	$1.87	3d	1	0.84mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	93d	1	0.84mi
2903 Carpenter Ave Dallas, TX	3.0	2.0	1064	$2,050	$1.93	0d	1	0.88mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$1,900	$1.34	21d	1	0.90mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,275	$1.24	42d	1	0.93mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	37d	1	0.94mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	64d	1	0.94mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,250	$1.32	48d	1	0.94mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,250	$1.32	27d	1	0.94mi
3204 Tuskegee St Dallas, TX	3.0	2.0	909	$1,575	$1.73	2d	1	0.95mi

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 202 DOM
2. 2026-06-18
   days on market $135,000 Active 199 DOM
3. 2026-06-17
   days on market $135,000 Active 198 DOM
4. 2026-06-16
   days on market $135,000 Active 197 DOM
5. 2026-06-15
   days on market $135,000 Active 196 DOM
6. 2026-06-13
   days on market $135,000 Active 194 DOM
7. 2026-06-09
   days on market $135,000 Active 190 DOM
8. 2026-06-08
   days on market $135,000 Active 189 DOM
9. 2026-06-07
   days on market $135,000 Active 188 DOM
10. 2026-06-04
    days on market $135,000 Active 185 DOM
11. 2026-06-03
    days on market $135,000 Active 184 DOM
12. 2026-06-02
    days on market $135,000 Active 183 DOM
13. 2026-06-02
    days on market $135,000 Active 182 DOM
14. 2026-05-31
    days on market $135,000 Active 181 DOM
15. 2025-12-01
    listed $135,000 Active 355-char remark

    Show marketing remark (355 chars)

    Fixer upper. Home needs work. Sq Ft was appraised at 1604 Sq Ft and that document is uploaded into the supplement section of the mls. Owner will finance with a fair amount of cash down. Listing agent has a participating interest in selling entity. Buyers agent to verify all info about listing. Listing agent or Broker not liable for any inaccuracies.

16. 2025-02-21
    listed $180,000 Active
17. 2024-08-14
    soldstatus
18. 1992-09-17
    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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $317/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 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: $21,372
• − Mortgage interest: −$7,562
• − Property taxes: −$3,802
• − Insurance: −$675
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,927
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,435/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $32,050–$57,690 screening

This single-family home requires moderate exterior repairs and maintenance to improve its curb appeal and value. Fresh paint and landscaping would significantly enhance its resale and rental potential.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate exterior siding — Weathered and faded
• Moderate exterior paint — Faded and uneven
• Minor landscaping — Sparse and overgrown

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary H S Thompson Learning Center Middle Billy Earl Dade Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High Lincoln Humanities/communications Magnet High Sch F TX #1,529/1,632 Nat'l #15,653/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 7,458
• Household income: $28,739
• Rent vs Own: 62.3% rent · 37.7% own
• Severe rent burden: 23% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-25.0% since first listed

4 events — show timeline

• 2025-12-01 Listed $135,000 NTREIS
• 2025-02-21 Listed $180,000 NTREIS
• 2024-08-14 Sold (Public Records) — Public Records
• 1992-09-17 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,802 · +27.2% YoY. Source: county tax records.