5312 Dimple Jackson St · Dallas, TX 75210

$124,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 55 Days on market

Built 1916 6,142 sqft lot $163/sqft · 15% below area Est $147k · 15% under

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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 +19.3/30.0
• ARV discount +14.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover an exceptional opportunity just minutes from the iconic Cotton Bowl and only a short drive to downtown Dallas. This emerging neighborhood blends historic character with modern growth, offering a unique mix of established homes and exciting new development. Long term growth is driven by significant investments, including Cotton Bowl renovations and new community green space projects.  Residents enjoy a quiet, community-oriented atmosphere while staying close to the city’s vibrant core. The ongoing infrastructure enhancements and continued investment are fueling strong growth and making this area one to watch. Ideal for buyers seeking value, location, and future potential in a rapidly evolving market.

Key facts

• Modern growth
• Historic character
• Strong growth

Tags

• COMMUNITY GREEN SPACE
• INFRASTRUCTURE ENHANCEMENTS
• STRONG GROWTH
• HISTORIC CHARACTER
• MODERN GROWTH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: 80 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• In year one you build about $2k of equity ($864 loan paydown + $1k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1916 — 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $147,269
• List price: $124,900
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5137 Dimple Jackson St	0.13mi	2/1.0	768 (0%)	21mo	$109,000	$142	76
3814 Cauthorn Dr	0.32mi	2/1.0	708 (-8%)	18mo	$69,000	$97	57
3607 York St	0.68mi	3/1.0 (+1)	793 (+3%)	16mo	$152,000	$192	44
3834 York St	0.55mi	3/1.0 (+1)	837 (+9%)	17mo	$135,000	$161	40

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.33×
• Total profit: $11,566
• Equity at exit: $43,072

10-year hold

• IRR: 10.6%
• Equity multiple: 2.30×
• Total profit: $45,519
• Equity at exit: $57,576

Cash invested: $34,972 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$655
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $138

Break-even live

Break-even rent $1,147

Max offer price $124,900

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $173	+0% $138	+5% $102	+10% $67
Rent	-10% $33	-5% $86	+0% $138	+5% $190	+10% $242
Rate	-1.0pp $201	-0.5pp $170	base $138	+0.5pp $105	+1.0pp $73

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	45d	1	0.09mi
3910 Polly St Dallas, TX	2.0	1.0	550	$1,100	$2.00	9d	1	0.28mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	0d	1	0.49mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	9d	1	0.56mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	0.57mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	13d	4	0.83mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.88mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	0.96mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.97mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.02mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	12d	1	1.06mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	1.10mi
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	45d	1	1.21mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	1.23mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	0d	1	1.25mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	45d	1	1.27mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.27mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	1.36mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	1.38mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	1.39mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	1.39mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	16d	1	1.40mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	1.41mi
6415 Latta St Unit 1 Dallas, TX	1.0	1.0	1110	$1,365	$1.23	45d	1	1.41mi
2003 Gorman St Dallas, TX	1.0	1.0	540	$895	$1.66	45d	1	1.42mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	25d	1	1.42mi
6363 Hollis Ave Unit 6365 Dallas, TX	1.0	1.0	600	$850	$1.42	9d	1	1.43mi
6365 Hollis Ave Dallas, TX	1.0	1.0	589	$1,000	$1.70	45d	1	1.43mi
6365 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	9d	1	1.43mi
6401 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	45d	1	1.44mi
6401 Hollis Ave Unit 6403 Dallas, TX	1.0	1.0	600	$850	$1.42	9d	1	1.44mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$850	$1.42	4d	1	1.45mi
6403 Hollis Ave Dallas, TX	1.0	1.0	600	$1,000	$1.67	45d	1	1.45mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	4d	1	1.48mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	1.48mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $124,900 Pending 55 DOM
2. 2026-06-07
   days on market $124,900 Active Option Contract 54 DOM
3. 2026-06-04
   days on market $124,900 Active Option Contract 51 DOM
4. 2026-06-03
   days on market $124,900 Active Option Contract 50 DOM
5. 2026-06-02
   days on market $124,900 Active Option Contract 49 DOM
6. 2026-06-01
   days on market $124,900 Active Option Contract 48 DOM
7. 2026-05-31
   days on market $124,900 Active Option Contract 47 DOM
8. 2026-04-14
   listed $124,900 Active 731-char remark

   Show marketing remark (731 chars)

   Discover an exceptional opportunity just minutes from the iconic Cotton Bowl and only a short drive to downtown Dallas. This emerging neighborhood blends historic character with modern growth, offering a unique mix of established homes and exciting new development. Long term growth is driven by significant investments, including Cotton Bowl renovations and new community green space projects.  Residents enjoy a quiet, community-oriented atmosphere while staying close to the city’s vibrant core. The ongoing infrastructure enhancements and continued investment are fueling strong growth and making this area one to watch. Ideal for buyers seeking value, location, and future potential in a rapidly evolving market.

9. 2025-06-18
   soldstatus $920,000
10. 2023-12-30
    historical $1,100
11. 2023-12-08
    listed $1,100
12. 2020-02-18
    soldstatus
13. 2020-01-21
    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: $2,389 · $199/mo
• Projected year-2 tax: $2,389 · $199/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 · 24 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: $15,857
• − Mortgage interest: −$6,996
• − Property taxes: −$2,389
• − Insurance: −$624
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,633
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,731/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

+11254.5% since first listed

6 events — show timeline

• 2026-04-14 Listed $124,900 NTREIS
• 2025-06-18 Sold (Public Records) $920,000 Public Records
• 2023-12-30 Rental Removed $1,100 NTREIS
• 2023-12-08 Listed for Rent $1,100 NTREIS
• 2020-02-18 Sold (Public Records) — Public Records
• 2020-01-21 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,389 · -0.4% YoY. Source: county tax records.