5701 Ross Ave · Dallas, TX 75206

$579,000

4 bd · 2.0 ba · 3,228 sqft · MultiFamily public records · 1 Days on market

Built 1935 6,882 sqft lot Est $859k · 33% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 6,882 sq ft lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $579k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $579k).
• Cap rate 7.7% 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: Geneva Heights El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 341 students, 46% FRL) — zoned schools average 46% FRL vs 83% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 330 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $6,219/mo this rent would consume 82% of the median local household income ($91k/yr) (locally 2983% 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 $4k of loan paydown is wiped out by about $17k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $579,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $858,648
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5701 Ross Ave	0.00mi	4/2.0	3,228 (0%)	1mo	$579,000	$179	99
6009 Lewis St	0.29mi	4/4.0	3,200 (-1%)	16mo	$850,000	$266	64

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 · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-60,139
• Equity at exit: $86,331

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-36,988
• Equity at exit: $50,061

Cash invested: $162,120 (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 75206

• Rents YoY: 1.3%
• Active inventory: 330
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $6,219 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$942 /mo · $11,305/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,306
• Net cashflow: $693

Break-even live

Break-even rent $5,341

Max offer price $579,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,220
Total (2 units)			$6,219

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5713 Lewis St Dallas, TX	3.0	3.0	2401	$3,950	$1.65	7d	1	0.09mi
1907 Summit Ave #3 Dallas, TX	3.0	3.0	2168	$4,500	$2.08	3d	1	0.32mi
1847 Euclid Ave Dallas, TX	3.0	2.5	2811	$5,595	$1.99	43d	1	0.36mi
6028 Richmond Ave Dallas, TX	5.0	5.5	4300	$14,000	$3.26	43d	1	0.46mi
5425 Melrose Ave Dallas, TX	3.0	3.5	2683	$6,500	$2.42	11d	1	0.58mi
5413 Melrose Ave Dallas, TX	3.0	4.0	2987	$7,250	$2.43	24d	1	0.60mi
4954 Camdale Ct Dallas, TX	3.0	3.5	2392	$5,200	$2.17	6d	1	0.65mi
1952 Kearney Ct Dallas, TX	3.0	3.5	2178	$4,700	$2.16	6d	1	0.78mi
2011 Kirby St #105 Dallas, TX	3.0	3.5	2530	$4,390	$1.74	43d	1	0.79mi
6255 Belmont Ave Dallas, TX	5.0	5.5	3397	$8,750	$2.58	7d	1	0.81mi
1514 Holly Ave Dallas, TX	3.0	3.5	2826	$5,250	$1.86	7d	1	0.85mi
4602 Sycamore St Dallas, TX	4.0	3.5	3000	$6,790	$2.26	43d	1	0.86mi
6313 Belmont Ave Dallas, TX	4.0	3.0	2698	$6,500	$2.41	24d	1	0.86mi
2324 Kirby St Dallas, TX	3.0	3.5	2754	$6,500	$2.36	19d	1	0.89mi
5247 Richard Ave Dallas, TX	3.0	3.0	2176	$5,300	$2.44	11d	1	0.93mi
1910 N Carroll Ave Dallas, TX	3.0	2.0	2448	$2,550	$1.04	20d	1	0.94mi
1910 N Carroll Ave Dallas, TX	3.0	2.0	2448	$2,995	$1.22	43d	1	0.94mi
4814 Manett St Dallas, TX	3.0	2.5	2649	$3,895	$1.47	43d	1	0.94mi
4315 San Jacinto St Unit 101 Dallas, TX	3.0	3.5	2700	$3,900	$1.44	43d	1	1.01mi
4602 Weldon St Dallas, TX	3.0	2.5	2502	$5,250	$2.10	24d	1	1.04mi
4511 Junius St Dallas, TX	3.0	3.5	2400	$3,000	$1.25	14d	1	1.04mi
4303 Roseland Ave Dallas, TX	4.0	4.0	2436	$6,950	$2.85	17d	1	1.05mi
2315 N Carroll Ave Dallas, TX	3.0	3.0	2425	$4,195	$1.73	43d	1	1.06mi
4525 Weldon St Dallas, TX	4.0	3.5	3395	$8,995	$2.65	43d	1	1.08mi
5017 Milam St Dallas, TX	4.0	3.0	3586	$12,000	$3.35	43d	1	1.16mi
4119 Munger Ave Dallas, TX	3.0	3.5	2341	$4,399	$1.88	43d	1	1.17mi
1005 Cavour Pl Unit 1 Dallas, TX	3.0	3.5	2492	$4,485	$1.80	43d	1	1.19mi
402 S Henderson Ave Dallas, TX	4.0	4.0	2200	$4,250	$1.93	24d	1	1.19mi
4526 Reiger Ave Dallas, TX	4.0	2.5	2728	$3,000	$1.10	24d	1	1.22mi
4007 Brownstone Ct Dallas, TX	3.0	3.5	2413	$4,800	$1.99	43d	1	1.23mi
317 Alcalde St Unit 1018276P Dallas, TX	4.0	2.5	2292	$22,489	$9.81	24d	1	1.28mi
4005 Gaston Ave Dallas, TX	3.0	3.5	3400	$8,000	$2.35	43d	1	1.33mi
4005 Gaston Ave Ph 1 Dallas, TX	3.0	3.5	3600	$12,000	$3.33	43d	1	1.33mi
3816 Roseland Ave Unit A200 Dallas, TX	3.0	2.5	2150	$3,950	$1.84	15d	1	1.34mi
5527 McCommas Blvd Dallas, TX	4.0	3.0	3121	$9,500	$3.04	24d	1	1.36mi
1323 Saint Joseph St #19 Dallas, TX	3.0	3.0	2150	$2,750	$1.28	43d	1	1.37mi
5227 Lindsley Ave Dallas, TX	3.0	2.5	2250	$3,999	$1.78	43d	1	1.43mi
5517 Longview St Dallas, TX	3.0	3.5	2681	$5,995	$2.24	43d	1	1.43mi
5552 Martel Ave Dallas, TX	3.0	2.5	2735	$5,500	$2.01	43d	1	1.44mi
3030 Monticello Ave Unit 1201 Dallas, TX	3.0	3.5	3395	$24,000	$7.07	43d	1	1.46mi

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-03-10
   listed $579,000 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: $11,305 · $942/mo
• Projected year-2 tax: $11,305 · $942/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,628
• − Mortgage interest: −$32,433
• − Property taxes: −$11,305
• − Insurance: −$2,895
• − Repairs & maintenance: −$5,970
• − Management: −$5,970
• − Depreciation: −$16,844
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $8,509/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): 38,909
• Household income: $91,023
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 2983.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 10% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Chinese 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: ▼ -852.92%
• Current HPI: 302.4367
• Rent YoY: ▲ 1.26%
• 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

• 2026-04-06 Pending — NTREIS
• 2026-03-10 Listed $579,000 NTREIS

Property tax history

+6.1%/yr

Latest (2025): $11,305 · -12.3% YoY. Source: county tax records.