3971 Avocado Dr · Dallas, TX 75241

$179,580

3 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 97 Days on market

Built 1971 7,144 sqft lot $110/sqft · 26% below area Est $243k · 26% under ↓ 13% since listing

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers, highest and best by 5 pm on May 4, 2026. Please include proof of funds. 6 bedroom 1.5 bth income producing home with recently replaced roof, water heater and HVAC etc. Great for investment or those needing extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

Key facts

• Hvac
• Water heater
• 7,144 sq ft lot

Tags

• RECENTLY REPLACED ROOF
• WATER HEATER
• HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 soft (-2.8%/yr); 217 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 43% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,417 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1971 — 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: 1.09% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $243,298
• List price: $179,580
• Delta: -26.19%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4214 Sweet Fennel Dr	0.40mi	3/2.5	1,627 (-1%)	6mo	$303,900	$187	74
6556 Crosswood Ln	0.51mi	3/2.5	1,627 (-1%)	6mo	$303,900	$187	68
6604 Bonnie View Rd	0.50mi	3/2.0	1,680 (+3%)	11mo	$235,000	$140	63
6323 Racer Summit Dr	0.44mi	4/2.5 (+1)	1,772 (+8%)	2mo	$338,900	$191	57
6349 Crosswood Ln	0.41mi	4/2.5 (+1)	1,772 (+8%)	7mo	$341,900	$193	54
6346 Racer Summit Dr	0.40mi	4/2.5 (+1)	1,772 (+8%)	9mo	$339,900	$192	53
3760 Soft Wind Dr	0.72mi	4/2.0 (+1)	1,641 (+0%)	10mo	$275,000	$168	53
3924 Waterhouse Dr	0.57mi	3/2.0	1,473 (-10%)	5mo	$258,000	$175	52
6306 Crosswood Ln	0.51mi	4/2.5 (+1)	1,772 (+8%)	6mo	$346,900	$196	50
4060 Lava Forest Dr	0.46mi	4/2.5 (+1)	1,772 (+8%)	12mo	$330,900	$187	48
4129 Lava Forest Dr	0.51mi	4/2.5 (+1)	1,772 (+8%)	11mo	$329,900	$186	46
3637 Tioga St	0.69mi	4/2.0 (+1)	1,497 (-9%)	11mo	$236,900	$158	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-27,652
• Equity at exit: $26,776

10-year hold

• IRR: -15.2%
• Equity multiple: 0.27×
• Total profit: $-36,558
• Equity at exit: $15,527

Cash invested: $50,282 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 217
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$942
• Tax from tax record: −$416 /mo · $4,996/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $110

Break-even live

Break-even rent $1,814

Max offer price $179,580

Occupancy floor 89%

Sensitivity live

Price	-10% $212	-5% $161	+0% $110	+5% $59	+10% $9
Rent	-10% $-44	-5% $33	+0% $110	+5% $187	+10% $265
Rate	-1.0pp $201	-0.5pp $156	base $110	+0.5pp $64	+1.0pp $16

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: $44,895
• Closing costs: $5,387
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	18d	1	0.04mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	45d	1	0.32mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	25d	1	0.38mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	21d	1	0.44mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	0d	1	0.56mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	8d	1	0.67mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	0.79mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	45d	1	0.92mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	0d	1	0.93mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	5d	1	0.93mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	2d	9	0.98mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	3d	1	1.08mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	1.15mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	5d	1	1.17mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	45d	1	1.19mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,096	$1.20	0d	8	1.21mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	18d	1	1.28mi
6233 Balcony Ln Dallas, TX	3.0	2.0	2080	$2,395	$1.15	45d	1	1.30mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	0d	31	1.33mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	4d	7	1.35mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	1.38mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	5d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $179,580 Active 97 DOM
2. 2026-06-18
   days on market $179,580 Active 94 DOM
3. 2026-06-17
   days on market $179,580 Active 93 DOM
4. 2026-06-16
   days on market $179,580 Active 92 DOM
5. 2026-06-15
   days on market $179,580 Active 91 DOM
6. 2026-06-13
   days on market $179,580 Active 89 DOM
7. 2026-06-09
   days on market $179,580 Active 85 DOM
8. 2026-06-08
   days on market $179,580 Active 84 DOM
9. 2026-06-07
   pricestatusdays on market $179,580 Active 83 DOM
10. 2026-06-04
    days on market $199,580 Active Option Contract 80 DOM
11. 2026-06-03
    days on market $199,580 Active Option Contract 79 DOM
12. 2026-06-02
    days on market $199,580 Active Option Contract 78 DOM
13. 2026-06-02
    days on market $199,580 Active Option Contract 77 DOM
14. 2026-05-31
    days on market $199,580 Active Option Contract 76 DOM
15. 2026-05-10
    historical Active Option Contract 363-char remark

    Show marketing remark (363 chars)

    Multiple Offers, highest and best by 5 pm on May 4, 2026. Please include proof of funds. 6 bedroom 1.5 bth income producing home with recently replaced roof, water heater and HVAC etc. Great for investment or those needing extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

16. 2026-04-01
    price $199,580 363-char remark

    Show marketing remark (363 chars)

    Multiple Offers, highest and best by 5 pm on May 4, 2026. Please include proof of funds. 6 bedroom 1.5 bth income producing home with recently replaced roof, water heater and HVAC etc. Great for investment or those needing extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

17. 2026-03-16
    listed $229,580 Active 363-char remark

    Show marketing remark (363 chars)

    Multiple Offers, highest and best by 5 pm on May 4, 2026. Please include proof of funds. 6 bedroom 1.5 bth income producing home with recently replaced roof, water heater and HVAC etc. Great for investment or those needing extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

18. 2012-11-15
    soldstatus
19. 2007-05-09
    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: $4,996 · $416/mo
• Projected year-2 tax: $4,996 · $416/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 · 25 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: $23,440
• − Mortgage interest: −$10,059
• − Property taxes: −$4,996
• − Insurance: −$898
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,224
• Taxable loss: −$1,487
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,680/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-13.1% since first listed

5 events — show timeline

• 2026-05-10 Contingent — NTREIS
• 2026-04-01 Price Changed $199,580 NTREIS
• 2026-03-16 Listed $229,580 NTREIS
• 2012-11-15 Sold (Public Records) — Public Records
• 2007-05-09 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,996 · -8.4% YoY. Source: county tax records.