4010 Copeland St · Dallas, TX 75210

$225,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 20 Days on market

Built 1947 5,009 sqft lot Est $273k · 18% under ↓ 19% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Taken down to the studs! This beautifully renovated 4Br 2.5 Ba!!!!! Home settled on a very nice size lot, will not last long! Practically everything is new including plumbing, electrical, and HVAC. INTERIOR is modern & fresh, open floor plan, with led can lights, soothing light gray walls, laminate flooring, and Crisp White trim flows throughout. The kitchen is a showstopper with amazing subway tile backsplash, modern shaker cabinets with hardware, quartz countertops, and SS appliances. Great location! Nearby Highways that puts you minutes from Downtown Dallas, Deep Elleum, and the Bishop Arts District.

Key facts

• Updated electrical
• Renovated home
• Updated hvac systems

Tags

• RENOVATED HOME
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED HVAC SYSTEMS
• LED RECESSED LIGHTING
• SUBWAY TILE BACKSPLASH

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional, FHA, VA Loan, and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or carport)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available
• Home design: Single family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1947; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Interior lot; Chain link and wood fencing

Interior

• Kitchen: Gas range; Microwave; Built-in cabinets; Granite countertops
• Bedrooms: 4 bedrooms (all on entry level); Primary bedroom on entry level with ensuite bath and walk-in closet
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Room count 10; Levels: One
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.8% below list).
• Recommended offer: $201k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-13 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 80 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of equity ($2k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $200,671 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $273,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2642 Sutton St	0.20mi	3/2.5 (-1)	1,604 (+4%)	1mo	$249,900	$156	75
2638 Sutton St	0.21mi	3/2.5 (-1)	1,604 (+4%)	1mo	$249,900	$156	75
4215 Carpenter Ave	0.13mi	3/2.5 (-1)	1,681 (+9%)	1mo	$349,000	$208	71
4307 Jamaica St	0.41mi	3/2.0 (-1)	1,471 (-4%)	2mo	$319,000	$217	68
3826 York St	0.27mi	3/2.0 (-1)	1,650 (+7%)	3mo	$349,900	$212	67
3242 Pine St	0.53mi	3/2.0 (-1)	1,600 (+4%)	1mo	$225,000	$141	62
3915 Coolidge St	0.61mi	4/2.0	1,416 (-8%)	2mo	$230,000	$162	57
3610 Frank	0.38mi	3/2.0 (-1)	1,320 (-14%)	1mo	$234,900	$178	53
4606 Metropolitan Ave	0.64mi	3/2.0 (-1)	1,415 (-8%)	2mo	$272,800	$193	50
4614 Metropolitan Ave	0.65mi	3/2.0 (-1)	1,415 (-8%)	3mo	$272,800	$193	49
3618 Reese Dr	0.67mi	4/2.0	1,367 (-11%)	3mo	$235,000	$172	48
4346 Hamilton Ave	0.57mi	3/2.0 (-1)	1,381 (-10%)	4mo	$225,000	$163	48

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: -1.2%
• Equity multiple: 0.94×
• Total profit: $-3,696
• Equity at exit: $77,592

10-year hold

• IRR: 3.8%
• Equity multiple: 1.46×
• Total profit: $29,191
• Equity at exit: $103,720

Cash invested: $63,000 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$450 /mo · $5,406/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-138

Break-even live

Break-even rent $2,182

Max offer price $200,671

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-74	+0% $-138	+5% $-201	+10% $-265
Rent	-10% $-296	-5% $-217	+0% $-138	+5% $-58	+10% $21
Rate	-1.0pp $-24	-0.5pp $-80	base $-138	+0.5pp $-196	+1.0pp $-255

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.03mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	45d	1	0.08mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	1d	1	0.13mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	16d	1	0.20mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.24mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	45d	1	0.26mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	45d	1	0.29mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	26d	1	0.29mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	1d	1	0.30mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	0.40mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	1d	1	0.42mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	26d	1	0.44mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	9d	1	0.44mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	26d	1	0.47mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	0.47mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	45d	1	0.50mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,250	$1.32	1d	1	0.54mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	45d	1	0.55mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	0.56mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	26d	1	0.59mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	45d	1	0.61mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	1d	1	0.67mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	13d	4	0.76mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	1d	1	0.82mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.83mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	0.97mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	0.97mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	1.03mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	1.06mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	45d	1	1.11mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	45d	1	1.17mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	1.21mi
1333 S Fitzhugh Ave Dallas, TX	4.0	2.0	1670	$1,895	$1.13	9d	1	1.21mi
5724 Rich St Dallas, TX	3.0	1.0	1608	$1,760	$1.09	4d	1	1.25mi
3311 Tooms St Dallas, TX	3.0	1.5	1749	$1,800	$1.03	45d	1	1.31mi
3626 James Dr Dallas, TX	3.0	2.0	1962	$2,300	$1.17	45d	1	1.44mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	26d	1	1.45mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	6d	1	1.46mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	3d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Active 20 DOM
2. 2026-06-18
   days on market $225,000 Active 17 DOM
3. 2026-06-17
   days on market $225,000 Active 16 DOM
4. 2026-06-16
   days on market $225,000 Active 15 DOM
5. 2026-06-15
   days on market $225,000 Active 14 DOM
6. 2026-06-13
   days on market $225,000 Active 12 DOM
7. 2026-06-09
   days on market $225,000 Active 8 DOM
8. 2026-06-08
   days on market $225,000 Active 7 DOM
9. 2026-06-07
   days on market $225,000 Active 6 DOM
10. 2026-06-04
    days on market $225,000 Active 3 DOM
11. 2026-06-03
    days on market $225,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $225,000 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: $5,406 · $450/mo
• Projected year-2 tax: $5,406 · $450/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 6/10 Major FEMA zone X (shaded) · 73% 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: $24,097
• − Mortgage interest: −$12,603
• − Property taxes: −$5,406
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,545
• Taxable loss: −$5,438
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $-348/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

-19.0% since first listed

9 events — show timeline

• 2026-06-01 Listed $225,000 NTREIS
• 2026-01-16 Listed $230,000 NTREIS
• 2022-05-19 Sold (Public Records) — Public Records
• 2022-05-19 Sold (MLS) — NTREIS
• 2022-05-04 Pending — NTREIS
• 2022-05-01 Contingent — NTREIS
• 2022-04-25 Price Changed $245,000 NTREIS
• 2022-04-14 Listed $277,900 NTREIS
• 2021-11-11 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $5,406 · -0.4% YoY. Source: county tax records.