3815 Cauthorn · Dallas, TX 75210

$135,000

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

Built 1948 7,100 sqft lot $105/sqft · 36% below area Est $262k · 49% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.2/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $331 ($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: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.32% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.3

CMA / ARV

• ARV (median comp): $262,398
• List price: $135,000
• Delta: -48.55%
• 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%)	4mo	$275,000	$212	90
3622 Cauthorn Dr	0.13mi	3/2.0	1,200 (-6%)	1mo	$210,000	$175	82
3911 Polly St	0.08mi	4/2.0 (+1)	1,250 (-2%)	10mo	$217,000	$174	79
3618 Reese Dr	0.17mi	4/2.0 (+1)	1,367 (+7%)	3mo	$235,000	$172	74
5309 Bourquin St	0.35mi	3/2.0	1,184 (-8%)	6mo	$235,000	$198	66
4226 1st Ave	0.53mi	3/2.0	1,306 (+2%)	11mo	$274,900	$210	63
4326 Copeland St	0.64mi	3/2.0	1,215 (-5%)	12mo	$190,000	$156	52
4002 Robert L Parish SR Ave	0.40mi	3/2.5	1,435 (+12%)	10mo	$319,999	$223	51
3814 Pine St	0.58mi	3/1.0	1,120 (-13%)	0mo	$210,000	$188	48
3801 Carpenter Ave	0.46mi	4/2.0 (+1)	1,454 (+13%)	8mo	$289,000	$199	44
4318 Marshall Dr	0.60mi	3/2.5	1,450 (+13%)	8mo	$320,000	$221	42
4502 Bradshaw St	0.51mi	2/1.5 (-1)	1,112 (-13%)	12mo	$144,000	$129	37

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: 12.5%
• Equity multiple: 1.64×
• Total profit: $24,146
• Equity at exit: $46,555

10-year hold

• IRR: 16.1%
• Equity multiple: 2.97×
• Total profit: $74,523
• 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 →

ZIP-level market 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$708
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $331

Break-even live

Break-even rent $1,368

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $407	-5% $369	+0% $331	+5% $293	+10% $254
Rent	-10% $190	-5% $260	+0% $331	+5% $401	+10% $472
Rate	-1.0pp $399	-0.5pp $365	base $331	+0.5pp $296	+1.0pp $260

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	1d	1	0.20mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	9d	1	0.27mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	26d	1	0.28mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	1d	1	0.36mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	1d	1	0.37mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	45d	1	0.47mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.49mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	26d	1	0.52mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	1d	1	0.53mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	0.56mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	13d	4	0.58mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.62mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	16d	1	0.68mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	26d	1	0.71mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	26d	1	0.73mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	0.73mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	45d	1	0.75mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	45d	1	0.77mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	0.79mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	0.79mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	1d	1	0.81mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	26d	1	0.82mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	45d	1	0.84mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	45d	1	0.90mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	1d	1	0.93mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.94mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,250	$1.32	1d	1	0.94mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	1.00mi
5724 Rich St Dallas, TX	3.0	1.0	1608	$1,760	$1.09	4d	1	1.04mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	45d	1	1.05mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	1.10mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	1.11mi
3311 Tooms St Dallas, TX	3.0	1.5	1749	$1,800	$1.03	45d	1	1.11mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	17d	1	1.13mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	1d	1	1.13mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	1.14mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	17d	1	1.15mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	1.16mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	1.17mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.22mi

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: $21,444
• − Mortgage interest: −$7,562
• − Property taxes: −$3,802
• − Insurance: −$675
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$3,927
• Taxable income: $2,047
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,477/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): 7,458

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 (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%

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

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.