601 Cristler Ave · Dallas, TX 75223

$325,000

3 bd · 3.0 ba · 2,060 sqft · MultiFamily public records · 41 Days on market

Built 1922 7,144 sqft lot $158/sqft · 31% below area Est $473k · 31% under

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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
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This property is being sold as is, excellent for rehab, and to keep it as a rental. True Triplex 3 separate gas and electric meters. Buyer and Agent to verify all information. Go and Show.

Key facts

• True triplex
• 7,144 sq ft lot
• 4 parking spots

Tags

• TRUE TRIPLEX

Property features AI

Finance

• Other: Triplex with 3 total units across 1 building; Building area reported as 2060 (per public records); Property on a 0.164-acre lot; Parcel ID available; Directions: Off of I-30 Exit East Grand, go North; then on Cristler turn West; Located in Dallas County, United States; Subdivision: Mount Aubourn Add; Complex name: Cristler
• Financial info: Treated as clear loan type; Second mortgage present; Gross annual income and expenses not reported
• HOA & community: No association

Exterior

• Parking: Driveway; 4 parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential income property — Triplex
• Construction: Built in 1922; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Will subdivide

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Two-level layout; Vinyl flooring; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $898/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: William Lipscomb El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 434 students, 70% FRL).
• Market conditions: 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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.
• Current owner paid $42k; list at $325k implies a 676% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.54%
• DSCR: 2.58
• GRM: 4.0

CMA / ARV

• ARV (median comp): $473,239
• List price: $325,000
• Delta: -31.32%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5832 Victor St	0.48mi	3/2.0	2,096 (+2%)	17mo	$475,000	$227	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.31×
• Total profit: $119,317
• Equity at exit: $48,459

10-year hold

• IRR: 38.4%
• Equity multiple: 4.59×
• Total profit: $326,267
• Equity at exit: $28,100

Cash invested: $91,000 (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 75223

• Home prices YoY: -24.6%
• Active inventory: 88
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $6,725 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$778 /mo · $9,335/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,412
• Net cashflow: $2,695

Break-even live

Break-even rent $3,314

Max offer price $325,000

Occupancy floor 55%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$6,726
Total (3 units)			$6,725

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 S Glasgow Dr Dallas, TX	3.0	2.5	1837	$3,500	$1.91	24d	1	0.15mi
312 S Glasgow Dr Dallas, TX	3.0	2.5	2017	$3,750	$1.86	19d	1	0.16mi
805 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,850	$1.64	5d	1	0.18mi
807 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,950	$1.69	5d	1	0.19mi
6129 Reiger Ave Dallas, TX	2.0	1.5	1611	$2,200	$1.37	44d	1	0.38mi
6132 Victor St Dallas, TX	3.0	2.0	1956	$3,000	$1.53	24d	1	0.43mi
6210 Victor St Dallas, TX	2.0	2.0	1812	$4,975	$2.75	44d	1	0.44mi
5316 East Side Ave Dallas, TX	3.0	2.5	2000	$3,900	$1.95	7d	1	0.72mi
402 S Henderson Ave Dallas, TX	4.0	4.0	2200	$4,250	$1.93	24d	1	0.74mi
988 Shadyside Ln Dallas, TX	3.0	2.5	2952	$5,099	$1.73	24d	1	0.76mi
5227 Lindsley Ave Dallas, TX	3.0	2.5	2250	$3,999	$1.78	44d	1	0.79mi
6270 Oram St Unit 105 Dallas, TX	2.0	2.5	1556	$3,195	$2.05	21d	1	0.89mi
6270 Oram St Unit 107 Dallas, TX	2.0	2.5	1556	$3,400	$2.19	22d	1	0.89mi
6250 Oram St Unit 102 Dallas, TX	2.0	2.5	1616	$3,750	$2.32	44d	1	0.92mi
709 S Munger Blvd Dallas, TX	4.0	1.0	1610	$2,100	$1.30	7d	1	0.98mi
7450 Coronado Ave Dallas, TX	1.0–3.0	1.0–3.0	1617	$5,129	$3.17	1d	22	0.99mi
4918 Garland Ave Dallas, TX	3.0	2.5	1725	$2,500	$1.45	24d	1	1.03mi
6159 Oram St Dallas, TX	1.0–3.0	1.5–3.0	1391	$3,200	$2.30	14d	1	1.04mi
6241 Richmond Ave #1 Dallas, TX	2.0	2.0	2400	$3,150	$1.31	22d	1	1.09mi
6241 Richmond Ave Unit LOWER1 Dallas, TX	2.0	2.0	2400	$3,150	$1.31	21d	1	1.09mi
6313 Belmont Ave Dallas, TX	4.0	3.0	2698	$6,500	$2.41	24d	1	1.11mi
5637 Live Oak St Unit 201 Dallas, TX	2.0	2.5	1533	$3,400	$2.22	7d	1	1.12mi
5633 Live Oak St Unit 102 Dallas, TX	2.0	2.5	1533	$3,400	$2.22	7d	1	1.12mi
7532 E Grand Ave Dallas, TX	1.0–3.0	1.0–3.0	1404	$5,170	$3.68	1d	75	1.15mi
5089 Gaston Ave #1002 Dallas, TX	2.0	2.5	2083	$3,395	$1.63	17d	1	1.15mi
4807 Parry Ave Dallas, TX	4.0	3.0	2024	$2,800	$1.38	44d	1	1.19mi
6017 Hudson St Unit 102 Dallas, TX	2.0	2.5	1406	$3,150	$2.24	24d	1	1.19mi
4717 Garland Ave Dallas, TX	3.0	2.5	2356	$3,000	$1.27	44d	1	1.20mi
5946 La Vista Dr Dallas, TX	2.0	1.0	1428	$1,895	$1.33	44d	1	1.20mi
5916 Hudson St #10 Dallas, TX	2.0	2.5	1820	$3,500	$1.92	22d	1	1.20mi
2508 Loving Ave Dallas, TX	3.0	2.0	1700	$3,200	$1.88	2d	1	1.22mi
2508 Loving Ave Dallas, TX	3.0	2.0	1697	$3,300	$1.94	44d	1	1.22mi
5816 Lindell Ave #2 Dallas, TX	2.0	3.0	2187	$4,200	$1.92	24d	1	1.24mi
5810 Hudson St #102 Dallas, TX	2.0	2.5	1618	$3,600	$2.22	44d	1	1.27mi
1333 S Fitzhugh Ave Dallas, TX	4.0	2.0	1670	$1,895	$1.13	7d	1	1.27mi
5804 Hudson St Unit B Dallas, TX	2.0	2.5	1992	$4,500	$2.26	7d	1	1.27mi
5714 Lindell Ave Dallas, TX	2.0	3.0	1950	$3,800	$1.95	44d	1	1.28mi
5714 Lindell Ave Unit 103 Dallas, TX	2.0	2.5	1440	$3,600	$2.50	7d	1	1.28mi
2655 Lakeforest Ct Dallas, TX	3.0	2.5	2025	$4,000	$1.98	44d	1	1.30mi
1307 Halcyon Pl Dallas, TX	2.0	2.5	1748	$2,700	$1.54	44d	1	1.32mi

Listing history 36 events

1. 2026-06-18
   days on market $325,000 Active 41 DOM
2. 2026-06-17
   days on market $325,000 Active 40 DOM
3. 2026-06-16
   days on market $325,000 Active 39 DOM
4. 2026-06-15
   days on market $325,000 Active 38 DOM
5. 2026-06-13
   days on market $325,000 Active 36 DOM
6. 2026-06-09
   days on market $325,000 Active 32 DOM
7. 2026-06-08
   days on market $325,000 Active 31 DOM
8. 2026-06-07
   days on market $325,000 Active 30 DOM
9. 2026-06-04
   days on market $325,000 Active 27 DOM
10. 2026-06-03
    days on market $325,000 Active 26 DOM
11. 2026-06-02
    days on market $325,000 Active 25 DOM
12. 2026-06-01
    days on market $325,000 Active 24 DOM
13. 2026-05-31
    days on market $325,000 Active 23 DOM
14. 2026-05-08
    listed $325,000 Active 188-char remark
15. 2025-11-20
    historical
16. 2025-10-22
    price $350,000
17. 2025-08-21
    listed $375,000 Active
18. 2025-05-11
    historical
19. 2025-04-16
    listed $425,000 Active
20. 2024-12-16
    soldstatus
21. 2023-09-15
    historical
22. 2023-05-23
    listed $499,000 Active
23. 2021-10-05
    soldstatus
24. 2021-09-29
    soldstatus Sold
25. 2021-08-28
    status Pending
26. 2021-08-17
    historical Active Option Contract
27. 2021-08-12
    status Active
28. 2021-08-10
    historical Active Option Contract
29. 2021-07-11
    listed $295,000 Active
30. 2012-09-13
    soldstatus
31. 2011-12-13
    soldstatus
32. 2002-08-22
    soldstatus
33. 2002-03-14
    soldstatus
34. 2002-02-23
    historical
35. 2001-11-13
    listed $67,500
36. 1997-10-06
    soldstatus $41,895

ⓘ 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: $9,335 · $778/mo
• Projected year-2 tax: $9,335 · $778/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 · 23 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: $80,700
• − Mortgage interest: −$18,205
• − Property taxes: −$9,335
• − Insurance: −$1,625
• − Repairs & maintenance: −$6,456
• − Management: −$6,456
• − Depreciation: −$9,455
• Taxable income: $29,168
• Est. tax owed @ 24.0%: −$7,000
• After-tax cash flow: $25,341/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): 11,994
• Household income: $73,318
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 526.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 19% White 18% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 63% Dominican 1%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 30% · Canada
• Languages at home: 40% English-only · Spanish 59% Other Indo-European 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: ▼ -121.38%
• Current HPI: 372.672
• Rent YoY: —
• 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

+675.7% since first listed

23 events — show timeline

• 2026-05-08 Listed $325,000 NTREIS
• 2025-11-20 Listing Removed — NTREIS
• 2025-10-22 Price Changed $350,000 NTREIS
• 2025-08-21 Listed $375,000 NTREIS
• 2025-05-11 Listing Removed — NTREIS
• 2025-04-16 Listed $425,000 NTREIS
• 2024-12-16 Sold (Public Records) — Public Records
• 2023-09-15 Listing Removed — NTREIS
• 2023-05-23 Listed $499,000 NTREIS
• 2021-10-05 Sold (Public Records) — Public Records
• 2021-09-29 Sold (MLS) — NTREIS
• 2021-08-28 Pending — NTREIS
• 2021-08-17 Contingent — NTREIS
• 2021-08-12 Relisted — NTREIS
• 2021-08-10 Contingent — NTREIS
• 2021-07-11 Listed $295,000 NTREIS
• 2012-09-13 Sold (Public Records) — Public Records
• 2011-12-13 Sold (Public Records) — Public Records
• 2002-08-22 Sold (Public Records) — Public Records
• 2002-03-14 Sold (Public Records) — Public Records
• 2002-02-23 Listing Removed — NTREIS
• 2001-11-13 Listed $67,500 NTREIS
• 1997-10-06 Sold (Public Records) $41,895 Public Records

Property tax history

+8.3%/yr

Latest (2025): $9,335 · -0.4% YoY. Source: county tax records.