1421 E Ann Arbor Ave · Dallas, TX 75216

$109,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 104 Days on market

Built 1935 9,627 sqft lot Est $163k · 33% under ↓ 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS RECEIVED. Investment property. CASH ONLY. Detached workshop. Large yard. .22 acres. View property before making offer. NO BLIND OFFERS. NO OPTION PERIOD. No survey.

Key facts

• Detached workshop
• Large yard
• View property

Tags

• DETACHED WORKSHOP
• LARGE YARD
• VIEW PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: John W Runyon El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 434 students, 93% FRL); Boude Storey Middle (math 23% / reading 31%, grade F, #1,177 of 1,662 statewide, top 72%, 445 students, 98% FRL); South Oak Cliff H S (math 12% / reading 17%, grade F, #1,522 of 1,632 statewide, top 94%, 1,513 students, 94% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,743/mo this rent would consume 51% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1935 — 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.59% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $162,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 Atlas Dr	0.49mi	2/1.0	868 (-4%)	5mo	$90,000	$104	67
1318 Waweenoc Ave	0.18mi	2/1.0	789 (-12%)	8mo	$199,900	$253	65
1202 Waweenoc Ave	0.23mi	3/1.0 (+1)	960 (+7%)	11mo	$249,900	$260	64
3512 S Ewing Ave	0.70mi	2/1.0	867 (-4%)	1mo	$125,000	$144	60
1526 Grinnell St	0.30mi	2/1.0	1,016 (+13%)	12mo	$119,000	$117	54
4815 Bartlett Ave	0.63mi	3/1.0 (+1)	914 (+2%)	17mo	$158,000	$173	49
4516 Idaho Ave	0.56mi	3/1.0 (+1)	967 (+7%)	10mo	$159,000	$164	48
1502 Montague Ave	0.38mi	3/2.0 (+1)	1,029 (+14%)	2mo	$259,000	$252	48
1543 Garza Ave	0.43mi	3/1.0 (+1)	1,024 (+14%)	9mo	$190,000	$186	44
4727 S Denley Dr	0.64mi	2/2.0	816 (-9%)	8mo	$198,000	$243	44
4731 Bartlett Ave	0.59mi	3/1.0 (+1)	1,012 (+12%)	11mo	$125,000	$124	37
3551 Utah Ave	0.59mi	3/1.0 (+1)	1,023 (+14%)	19mo	$185,000	$181	29

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.7%
• Equity multiple: 1.43×
• Total profit: $13,200
• Equity at exit: $16,386

10-year hold

• IRR: 20.9%
• Equity multiple: 2.88×
• Total profit: $57,990
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$576
• Tax from tax record: −$303 /mo · $3,637/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $451

Break-even live

Break-even rent $1,171

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $514	-5% $483	+0% $451	+5% $420	+10% $389
Rent	-10% $314	-5% $383	+0% $451	+5% $520	+10% $589
Rate	-1.0pp $507	-0.5pp $479	base $451	+0.5pp $423	+1.0pp $394

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	9d	1	0.50mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	0.50mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	4d	1	0.58mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.64mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	0.75mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	0.79mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	9d	1	1.08mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	9d	1	1.34mi

Listing history 11 events

1. 2026-06-21
   days on market $109,900 Pending 104 DOM
2. 2026-04-17
   status Pending
3. 2026-04-17
   status Active
4. 2026-02-18
   status Pending
5. 2026-01-09
   price $109,900
6. 2025-12-31
   price $110,000
7. 2025-12-06
   price $114,900
8. 2025-11-21
   price $118,500
9. 2025-11-07
   listed $130,000 Active
10. 2024-03-29
    historical
11. 2024-01-30
    listed $155,000 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: $3,637 · $303/mo
• Projected year-2 tax: $3,637 · $303/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,911
• − Mortgage interest: −$6,156
• − Property taxes: −$3,637
• − Insurance: −$550
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$3,197
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,451/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

-29.1% since first listed

10 events — show timeline

• 2026-04-17 Pending — NTREIS
• 2026-04-17 Relisted — NTREIS
• 2026-02-18 Pending — NTREIS
• 2026-01-09 Price Changed $109,900 NTREIS
• 2025-12-31 Price Changed $110,000 NTREIS
• 2025-12-06 Price Changed $114,900 NTREIS
• 2025-11-21 Price Changed $118,500 NTREIS
• 2025-11-07 Listed $130,000 NTREIS
• 2024-03-29 Listing Removed — NTREIS
• 2024-01-30 Listed $155,000 NTREIS

Property tax history

+8.5%/yr

Latest (2025): $3,637 · +2.4% YoY. Source: county tax records.