3634 Darien St · Dallas, TX 75212

$599,500

4 bd · 3.5 ba · 2,500 sqft · Land · 78 Days on market

Built 2026 5,532 sqft lot $240/sqft · 57% above area

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Rent growth +1.4/5.0
• 1% rule +1.2/10.0

Listing remarks MLS

5,000 IN SELLER CONCESSIONS OFFERED!! Heart of West Dallas! Stunning newly constructed modern two-story residence offering refined design and upscale finishes just minutes from Downtown Dallas. This 4-bedroom, 3.5-bath home features a sleek stucco exterior and a thoughtfully designed open-concept layout, with a chef-inspired kitchen serving as the architectural centerpiece and flowing seamlessly into expansive living and entertaining spaces. The first floor includes a private attached 2-in-1 mother-in-law suite with full bath, ideal for multigenerational living or guests, along with a dedicated home office. The upper level is anchored by a luxurious primary retreat featuring dual vanities, a spa-style walk-in shower, and an oversized walk-in closet. Situated on a quiet residential street with effortless access to Trinity Groves, the Margaret Hunt Hill Bridge, major highways, and the Design District, this home delivers elevated urban living in one of Dallas’ most desirable emerging neighborhoods.

Key facts

• 5,532 sq ft lot
• 2 garage spots
• Built 2026

Tags

• MODERN TWO STORY RESIDENCE
• CHEF INSPIRED KITCHEN
• DEDICATED HOME OFFICE
• LUXURIOUS PRIMARY RETREAT
• SPA STYLE WALK IN SHOWER
• OVERSIZED WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $600k.

Deal economics

• At list price, monthly cash flow is $-706 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $475k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (37.8% below list).
• Recommended offer: $373k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $3,727/mo this rent would consume 75% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago 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

• Climate carrying-cost: moderate flood risk; 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 $372,681 (37.8% 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 78 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 13.4

CMA / ARV

• ARV (median comp): $381,585
• List price: $599,500
• Delta: 57.11%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.61×
• Total profit: $270,364
• Equity at exit: $540,077

10-year hold

• IRR: 17.8%
• Equity multiple: 5.83×
• Total profit: $811,497
• Equity at exit: $1,164,697

Cash invested: $167,860 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,727 high
• Mortgage (P&I): −$3,144
• Tax from tax record: −$257 /mo · $3,080/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $-706

Break-even live

Break-even rent $4,621

Max offer price $474,767

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-536	+0% $-706	+5% $-876	+10% $-1,045
Rent	-10% $-1,001	-5% $-853	+0% $-706	+5% $-559	+10% $-412
Rate	-1.0pp $-404	-0.5pp $-554	base $-706	+0.5pp $-861	+1.0pp $-1,019

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: $149,875
• Closing costs: $17,985
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	20d	1	0.20mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	0d	1	0.22mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	44d	1	0.24mi
4022 Ivanhoe Ln Dallas, TX	4.0	2.5	2042	$2,795	$1.37	44d	1	0.34mi
1526 Life Ave Dallas, TX	5.0	4.0	3300	$6,500	$1.97	44d	1	0.42mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	8d	1	0.43mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	44d	1	0.56mi
4022 Cedar Elm Ln Dallas, TX	4.0	2.5	2860	$2,700	$0.94	25d	1	0.60mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	44d	1	0.61mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	22d	1	0.65mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	44d	1	0.65mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	0d	1	0.66mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	16d	1	0.68mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	11d	1	0.77mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	44d	1	0.77mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	25d	1	0.93mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	25d	1	0.94mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	44d	1	0.95mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	13d	1	0.97mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	44d	1	0.98mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	44d	1	0.99mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	44d	1	1.03mi
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	13d	1	1.04mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	25d	1	1.05mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	4d	1	1.06mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	44d	1	1.11mi
3232 Peyton Lila Rd Dallas, TX	4.0	2.5	2000	$2,495	$1.25	8d	1	1.12mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	44d	1	1.19mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	8d	1	1.19mi
935 Muncie Ave Unit 935 Dallas, TX	5.0	5.0	3000	$6,700	$2.23	8d	1	1.19mi
3319 Wake St Dallas, TX	5.0	3.5	3665	$6,500	$1.77	44d	1	1.37mi
3210 Herbert St Dallas, TX	5.0	4.0	3200	$6,500	$2.03	44d	1	1.37mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	44d	1	1.44mi
3421 Nomas St Dallas, TX	5.0	3.0	2375	$8,250	$3.47	22d	1	1.47mi

Listing history 19 events

1. 2026-06-02
   statusdays on market $599,500 Pending 78 DOM
2. 2026-06-02
   days on market $599,500 Active 77 DOM
3. 2026-05-31
   days on market $599,500 Active 76 DOM
4. 2026-04-30
   price $599,500 1016-char remark

   Show marketing remark (1016 chars)

   5,000 IN SELLER CONCESSIONS OFFERED!! Heart of West Dallas! Stunning newly constructed modern two-story residence offering refined design and upscale finishes just minutes from Downtown Dallas. This 4-bedroom, 3.5-bath home features a sleek stucco exterior and a thoughtfully designed open-concept layout, with a chef-inspired kitchen serving as the architectural centerpiece and flowing seamlessly into expansive living and entertaining spaces. The first floor includes a private attached 2-in-1 mother-in-law suite with full bath, ideal for multigenerational living or guests, along with a dedicated home office. The upper level is anchored by a luxurious primary retreat featuring dual vanities, a spa-style walk-in shower, and an oversized walk-in closet. Situated on a quiet residential street with effortless access to Trinity Groves, the Margaret Hunt Hill Bridge, major highways, and the Design District, this home delivers elevated urban living in one of Dallas’ most desirable emerging neighborhoods.

5. 2026-04-02
   price $609,500 1016-char remark

   Show marketing remark (1016 chars)

   5,000 IN SELLER CONCESSIONS OFFERED!! Heart of West Dallas! Stunning newly constructed modern two-story residence offering refined design and upscale finishes just minutes from Downtown Dallas. This 4-bedroom, 3.5-bath home features a sleek stucco exterior and a thoughtfully designed open-concept layout, with a chef-inspired kitchen serving as the architectural centerpiece and flowing seamlessly into expansive living and entertaining spaces. The first floor includes a private attached 2-in-1 mother-in-law suite with full bath, ideal for multigenerational living or guests, along with a dedicated home office. The upper level is anchored by a luxurious primary retreat featuring dual vanities, a spa-style walk-in shower, and an oversized walk-in closet. Situated on a quiet residential street with effortless access to Trinity Groves, the Margaret Hunt Hill Bridge, major highways, and the Design District, this home delivers elevated urban living in one of Dallas’ most desirable emerging neighborhoods.

6. 2026-03-16
   listed $610,000 Active 1016-char remark

   Show marketing remark (1016 chars)

   5,000 IN SELLER CONCESSIONS OFFERED!! Heart of West Dallas! Stunning newly constructed modern two-story residence offering refined design and upscale finishes just minutes from Downtown Dallas. This 4-bedroom, 3.5-bath home features a sleek stucco exterior and a thoughtfully designed open-concept layout, with a chef-inspired kitchen serving as the architectural centerpiece and flowing seamlessly into expansive living and entertaining spaces. The first floor includes a private attached 2-in-1 mother-in-law suite with full bath, ideal for multigenerational living or guests, along with a dedicated home office. The upper level is anchored by a luxurious primary retreat featuring dual vanities, a spa-style walk-in shower, and an oversized walk-in closet. Situated on a quiet residential street with effortless access to Trinity Groves, the Margaret Hunt Hill Bridge, major highways, and the Design District, this home delivers elevated urban living in one of Dallas’ most desirable emerging neighborhoods.

7. 2026-03-16
   historical

   Show marketing remark (1016 chars)

   5,000 IN SELLER CONCESSIONS OFFERED!! Heart of West Dallas! Stunning newly constructed modern two-story residence offering refined design and upscale finishes just minutes from Downtown Dallas. This 4-bedroom, 3.5-bath home features a sleek stucco exterior and a thoughtfully designed open-concept layout, with a chef-inspired kitchen serving as the architectural centerpiece and flowing seamlessly into expansive living and entertaining spaces. The first floor includes a private attached 2-in-1 mother-in-law suite with full bath, ideal for multigenerational living or guests, along with a dedicated home office. The upper level is anchored by a luxurious primary retreat featuring dual vanities, a spa-style walk-in shower, and an oversized walk-in closet. Situated on a quiet residential street with effortless access to Trinity Groves, the Margaret Hunt Hill Bridge, major highways, and the Design District, this home delivers elevated urban living in one of Dallas’ most desirable emerging neighborhoods.

8. 2026-01-26
   listed $610,000 Active
9. 2025-09-18
   soldstatus Closed
10. 2025-09-08
    status Pending
11. 2025-08-11
    historical Active Contingent
12. 2025-07-21
    price $129,000
13. 2025-06-02
    price $149,900
14. 2025-04-28
    listed $170,000 Active
15. 2021-06-28
    historical
16. 2021-06-16
    price $100,000
17. 2021-05-22
    status Active
18. 2021-04-07
    status Pending
19. 2021-04-05
    listed $120,000 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: $3,080 · $257/mo
• Projected year-2 tax: $10,971 · $914/mo
• Expected delta: +$7,891/yr (+$658/mo · 256.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,722
• − Mortgage interest: −$33,581
• − Property taxes: −$3,080
• − Insurance: −$2,998
• − Repairs & maintenance: −$3,578
• − Management: −$3,578
• − Depreciation: −$17,440
• Taxable loss: −$19,532
• Est. tax savings @ 24.0%: +$4,688
• After-tax cash flow: $-3,785/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

+399.6% since first listed

16 events — show timeline

• 2026-04-30 Price Changed $599,500 NTREIS
• 2026-04-02 Price Changed $609,500 NTREIS
• 2026-03-16 Listing Removed — NTREIS
• 2026-03-16 Listed $610,000 NTREIS
• 2026-01-26 Listed $610,000 NTREIS
• 2025-09-18 Sold (MLS) — NTREIS
• 2025-09-08 Pending — NTREIS
• 2025-08-11 Contingent — NTREIS
• 2025-07-21 Price Changed $129,000 NTREIS
• 2025-06-02 Price Changed $149,900 NTREIS
• 2025-04-28 Listed $170,000 NTREIS
• 2021-06-28 Listing Removed — NTREIS
• 2021-06-16 Price Changed $100,000 NTREIS
• 2021-05-22 Relisted — NTREIS
• 2021-04-07 Pending — NTREIS
• 2021-04-05 Listed $120,000 NTREIS

Property tax history

+16.6%/yr

Latest (2025): $3,080 · -17.0% YoY. Source: county tax records.