1112 E Ann Arbor Ave · Dallas, TX 75216

$157,999

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 15 Days on market

Built 1955 9,060 sqft lot Est $217k · 27% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.6/10.0
• 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

Sold AS-IS. New roof recently installed. Great opportunity for investors or buyers looking to add their personal touches.

Key facts

• New roof
• 9,060 sq ft lot
• Built 1955

Tags

• NEW ROOF

Property features AI

Finance

• Other: Property is not attached and will not subdivide; Possession at closing/funding; Transaction type: For Sale; Listing status: Active
• Financial info: Second mortgage: none; Loan type listed as Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: No carport or covered parking spaces listed; Other parking features
• Utilities: City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1955; One story
• Construction: Year built: 1955
• Exterior features: Lot less than 0.5 acre (approximately 0.208 acres); Subdivision: Glendale Heights

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom (10 x 12) — level 1; Total of 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Clara Oliver El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 204 students, 92% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $1,997/mo this rent would consume 58% 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 $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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — 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 $155,629 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $216,999
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4417 Utah Ave	0.19mi	3/1.0	1,246 (-2%)	2mo	$189,900	$152	87
1226 Grinnell St	0.33mi	3/1.5	1,314 (+4%)	2mo	$175,000	$133	75
4231 Maryland Ave	0.25mi	3/1.0	1,160 (-9%)	4mo	$137,000	$118	71
4507 S Ewing Ave	0.24mi	4/2.0 (+1)	1,336 (+5%)	5mo	$249,900	$187	67
4322 Kushla Ave	0.12mi	3/1.5	1,108 (-13%)	5mo	$190,000	$171	67
1606 Mentor Ave	0.50mi	3/2.0	1,226 (-3%)	1mo	$190,000	$155	66
1204 Adelaide Dr	0.45mi	3/1.5	1,207 (-5%)	4mo	$160,000	$133	66
3924 Vanette Ln	0.57mi	3/2.0	1,196 (-6%)	2mo	$260,000	$217	59
1434 Owega Ave	0.64mi	3/2.0	1,230 (-3%)	5mo	$225,000	$183	57
3811 Malden Ln	0.42mi	4/2.0 (+1)	1,400 (+10%)	2mo	$250,000	$179	53
1727 Mentor Ave	0.66mi	3/1.0	1,138 (-10%)	5mo	$119,900	$105	48
4045 Wind River Dr	0.63mi	4/2.0 (+1)	1,355 (+7%)	4mo	$249,990	$184	47

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,492
• Equity at exit: $23,558

10-year hold

• IRR: 9.1%
• Equity multiple: 1.74×
• Total profit: $32,937
• Equity at exit: $13,661

Cash invested: $44,240 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$829
• Tax from tax record: −$376 /mo · $4,517/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $307

Break-even live

Break-even rent $1,609

Max offer price $157,999

Occupancy floor 80%

Sensitivity live

Price	-10% $396	-5% $351	+0% $307	+5% $262	+10% $217
Rent	-10% $149	-5% $228	+0% $307	+5% $386	+10% $464
Rate	-1.0pp $386	-0.5pp $347	base $307	+0.5pp $266	+1.0pp $224

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	9d	1	0.38mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	9d	1	0.45mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	3d	1	0.45mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	0.60mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	0.66mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.81mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	9d	1	0.84mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	4d	1	0.88mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	45d	1	0.94mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	0.98mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	9d	1	1.12mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	9d	1	1.21mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	9d	1	1.22mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	9d	1	1.24mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	25d	1	1.32mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	23d	1	1.34mi
3702 Conway St Dallas, TX	2.0	1.5	967	$1,445	$1.49	0d	2	1.35mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	20d	1	1.35mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	46d	1	1.38mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.39mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.39mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	9d	1	1.39mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	9d	1	1.44mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	0d	1	1.44mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	9d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   days on market $157,999 Active 15 DOM
2. 2026-06-18
   days on market $157,999 Active 12 DOM
3. 2026-06-17
   days on market $157,999 Active 11 DOM
4. 2026-06-16
   days on market $157,999 Active 10 DOM
5. 2026-06-15
   days on market $157,999 Active 9 DOM
6. 2026-06-13
   days on market $157,999 Active 7 DOM
7. 2026-06-09
   days on market $157,999 Active 3 DOM
8. 2026-06-08
   days on market $157,999 Active 2 DOM
9. 2026-06-07
   remarks 121-char remark
10. 2026-06-07
    listed $157,999 Active 1 DOM

ⓘ 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: $4,517 · $376/mo
• Projected year-2 tax: $4,517 · $376/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 ≥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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,961
• − Mortgage interest: −$8,850
• − Property taxes: −$4,517
• − Insurance: −$790
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$4,596
• Taxable income: $1,374
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,350/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

2 events — show timeline

• 2026-06-06 Listed $157,999 NTREIS
• 2026-05-14 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,517 · -0.4% YoY. Source: county tax records.