4026 Odessa St · Dallas, TX 75212

$299,900

4 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 514 Days on market

Built 1999 6,621 sqft lot $219/sqft · 6% above area Est $284k · 6% over

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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).

• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0

Listing remarks MLS

Gorgeous Updated Ready To Move In 4 Bedroom,2 Bathroom.Home With Lots Of Natural Light Giving It A Modern & Elegant Look. A Chef's Kitchen Includes Granite countertops, Spacious Cabinets, and Stainless Steel Appliances. Updated Bathrooms, New Flooring, Fresh Paint Interior & Exterior, New Fixtures, And Much More!! Large Backyard! MUST SEE!

Key facts

• Spacious cabinets
• New flooring
• Updated bathrooms

Tags

• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS CABINETS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (16.4% below list).
• Recommended offer: $251k (16.4% below list) — sets the bar for 1% rule.
• 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: Eladio R Martinez Learning Center (math 25% / reading 21%, grade F, #3,277 of 4,322 statewide, top 77%, 536 students, 97% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,506/mo this rent would consume 50% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 514 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 12396% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $161k; list at $300k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $250,635 (16.4% 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. It's been on market 514 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $284,236
• List price: $299,900
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3623 Palacios Ave	0.29mi	3/2.0 (-1)	1,363 (-1%)	1mo	$279,900	$205	79
4014 Odessa St	0.03mi	3/1.5 (-1)	1,340 (-2%)	11mo	$185,000	$138	79
4927 Mexicana Rd	0.29mi	4/2.0	1,468 (+7%)	2mo	$258,900	$176	73
4038 Palacios Ave	0.07mi	3/2.0 (-1)	1,344 (-2%)	21mo	$299,000	$222	71
3710 Harlingen St	0.30mi	3/2.0 (-1)	1,344 (-2%)	10mo	$259,900	$193	69
4029 Ranger Dr	0.10mi	3/2.0 (-1)	1,284 (-6%)	19mo	$249,900	$195	64
3806 Schofield Dr	0.43mi	3/2.0 (-1)	1,344 (-2%)	22mo	$280,000	$208	53
4503 Mexicana Rd	0.54mi	3/2.0 (-1)	1,214 (-12%)	2mo	$175,000	$144	48
3518 Weisenberger Dr	0.42mi	3/2.0 (-1)	1,469 (+7%)	21mo	$299,000	$204	47
4731 Morris St	0.52mi	4/2.0	1,518 (+11%)	14mo	$274,900	$181	46

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.72×
• Total profit: $144,518
• Equity at exit: $270,174

10-year hold

• IRR: 18.8%
• Equity multiple: 6.02×
• Total profit: $421,707
• Equity at exit: $582,640

Cash invested: $83,972 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,506 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$464 /mo · $5,567/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-182

Break-even live

Break-even rent $2,736

Max offer price $267,829

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-97	+0% $-182	+5% $-266	+10% $-351
Rent	-10% $-380	-5% $-281	+0% $-182	+5% $-83	+10% $16
Rate	-1.0pp $-31	-0.5pp $-105	base $-182	+0.5pp $-259	+1.0pp $-338

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 Mart St Dallas, TX	3.0	2.5	1754	$2,800	$1.60	26d	1	0.79mi

Listing history 24 events

1. 2026-06-21
   days on market $299,900 Active 514 DOM
2. 2026-06-18
   days on market $299,900 Active 511 DOM
3. 2026-06-17
   days on market $299,900 Active 510 DOM
4. 2026-06-16
   days on market $299,900 Active 509 DOM
5. 2026-06-15
   days on market $299,900 Active 508 DOM
6. 2026-06-13
   days on market $299,900 Active 506 DOM
7. 2026-06-09
   days on market $299,900 Active 502 DOM
8. 2026-06-08
   days on market $299,900 Active 501 DOM
9. 2026-06-07
   days on market $299,900 Active 500 DOM
10. 2026-06-04
    days on market $299,900 Active 497 DOM
11. 2026-06-03
    days on market $299,900 Active 496 DOM
12. 2026-06-02
    days on market $299,900 Active 495 DOM
13. 2026-06-02
    days on market $299,900 Active 494 DOM
14. 2026-05-31
    days on market $299,900 Active 493 DOM
15. 2026-01-23
    historical $2,300
16. 2025-12-09
    price $2,300
17. 2025-11-07
    listed $2,400
18. 2025-06-07
    price $299,900 350-char remark

    Show marketing remark (350 chars)

    Gorgeous Updated Ready To Move In 4 Bedroom,2 Bathroom.Home With Lots Of Natural Light Giving It A Modern & Elegant Look. A Chef's Kitchen Includes Granite countertops, Spacious Cabinets, and Stainless Steel Appliances. Updated Bathrooms, New Flooring, Fresh Paint Interior & Exterior, New Fixtures, And Much More!! Large Backyard! MUST SEE!

19. 2025-03-14
    price $309,000 350-char remark

    Show marketing remark (350 chars)

    Gorgeous Updated Ready To Move In 4 Bedroom,2 Bathroom.Home With Lots Of Natural Light Giving It A Modern & Elegant Look. A Chef's Kitchen Includes Granite countertops, Spacious Cabinets, and Stainless Steel Appliances. Updated Bathrooms, New Flooring, Fresh Paint Interior & Exterior, New Fixtures, And Much More!! Large Backyard! MUST SEE!

20. 2025-01-23
    listed $319,000 Active 350-char remark

    Show marketing remark (350 chars)

    Gorgeous Updated Ready To Move In 4 Bedroom,2 Bathroom.Home With Lots Of Natural Light Giving It A Modern & Elegant Look. A Chef's Kitchen Includes Granite countertops, Spacious Cabinets, and Stainless Steel Appliances. Updated Bathrooms, New Flooring, Fresh Paint Interior & Exterior, New Fixtures, And Much More!! Large Backyard! MUST SEE!

21. 2024-12-17
    historical
22. 2024-10-25
    listed $319,000 Active
23. 2024-03-14
    soldstatus $161,000
24. 1999-02-23
    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: $5,567 · $464/mo
• Projected year-2 tax: $5,567 · $464/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 · 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,076
• − Mortgage interest: −$16,799
• − Property taxes: −$5,567
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$8,724
• Taxable loss: −$7,326
• Est. tax savings @ 24.0%: +$1,758
• After-tax cash flow: $-420/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

-98.6% since first listed

10 events — show timeline

• 2026-01-23 Rental Removed $2,300 APPFOLIO
• 2025-12-09 Price Changed $2,300 APPFOLIO
• 2025-11-07 Listed for Rent $2,400 APPFOLIO
• 2025-06-07 Price Changed $299,900 NTREIS
• 2025-03-14 Price Changed $309,000 NTREIS
• 2025-01-23 Listed $319,000 NTREIS
• 2024-12-17 Listing Removed — NTREIS
• 2024-10-25 Listed $319,000 NTREIS
• 2024-03-14 Sold (Public Records) $161,000 Public Records
• 1999-02-23 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,567 · -10.3% YoY. Source: county tax records.