4947 E Side Ave · Dallas, TX 75214

$860,000

4 bd · 5.0 ba · 2,970 sqft · MultiFamily public records · 292 Days on market

Built 1912 7,492 sqft lot $290/sqft · 53% above area ↓ 12% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

Key facts

• New drywall
• New siding
• New flooring

Tags

• NEW HVAC SYSTEM
• NEW SIDING
• NEW ROOF
• NEW DECK
• NEW FLOORING
• NEW DRYWALL

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/5.0-bath units multifamily listed at $860k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $540/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $860k).
• Recommended offer: $757k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Rents rising (+1.8%/yr); 270 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $9,764/mo this rent would consume 89% of the median local household income ($132k/yr) (locally 1464% 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 $6k of loan paydown is wiped out by about $26k 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

• It's been on market 292 days — a 12% lower offer ($757k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 1912 — 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 $756,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $561,101
• List price: $860,000
• Delta: 53.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4742 Victor St	0.31mi	4/4.0	3,120 (+5%)	11mo	$999,000	$320	64
4814 Reiger Ave	0.21mi	5/4.0 (+1)	3,188 (+7%)	17mo	$750,000	$235	55
5018 Victor St	0.24mi	4/2.0	2,842 (-4%)	19mo	$579,000	$204	54
5019 Worth St	0.41mi	4/4.0	2,560 (-14%)	17mo	$485,000	$189	40

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-13,431
• Equity at exit: $128,229

10-year hold

• IRR: 6.9%
• Equity multiple: 1.49×
• Total profit: $119,042
• Equity at exit: $74,357

Cash invested: $240,800 (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 75214

• Rents YoY: 1.8%
• Active inventory: 270
• Price-to-rent: 29.4×

Monthly cashflow live

• Estimated rent: $9,764 medium
• Mortgage (P&I): −$4,510
• Tax from tax record: −$687 /mo · $8,242/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,050
• Net cashflow: $2,159

Break-even live

Break-even rent $7,032

Max offer price $860,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	5	$9,764
Total (4 units)			$9,764

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: $215,000
• Closing costs: $25,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5316 East Side Ave Dallas, TX	3.0	2.5	2000	$3,900	$1.95	7d	1	0.27mi
402 S Henderson Ave Dallas, TX	4.0	4.0	2200	$4,250	$1.93	24d	1	0.29mi
4526 Reiger Ave Dallas, TX	4.0	2.5	2728	$3,000	$1.10	24d	1	0.39mi
4717 Garland Ave Dallas, TX	3.0	2.5	2356	$3,000	$1.27	43d	1	0.42mi
5227 Lindsley Ave Dallas, TX	3.0	2.5	2250	$3,999	$1.78	43d	1	0.45mi
4807 Parry Ave Dallas, TX	4.0	3.0	2024	$2,800	$1.38	43d	1	0.53mi
317 Alcalde St Unit 1018276P Dallas, TX	4.0	2.5	2292	$22,489	$9.81	24d	1	0.56mi
4511 Junius St Dallas, TX	3.0	3.5	2400	$3,000	$1.25	14d	1	0.60mi
4602 Sycamore St Dallas, TX	4.0	3.5	3000	$6,790	$2.26	43d	1	0.74mi
4904 Live Oak St #1 Dallas, TX	3.0	3.5	1961	$2,599	$1.33	43d	1	0.74mi
1005 Cavour Pl Unit 1 Dallas, TX	3.0	3.5	2492	$4,485	$1.80	43d	1	0.85mi
312 S Glasgow Dr Dallas, TX	3.0	2.5	2017	$3,750	$1.86	18d	1	0.92mi
4005 Gaston Ave Dallas, TX	3.0	3.5	3400	$8,000	$2.35	43d	1	0.95mi
4005 Gaston Ave Ph 1 Dallas, TX	3.0	3.5	3600	$12,000	$3.33	43d	1	0.95mi
807 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,950	$1.69	5d	1	0.98mi
805 S Glasgow Dr Dallas, TX	3.0	2.5	2342	$3,850	$1.64	5d	1	0.98mi
1514 Holly Ave Dallas, TX	3.0	3.5	2826	$5,250	$1.86	7d	1	1.02mi
6132 Victor St Dallas, TX	3.0	2.0	1956	$3,000	$1.53	24d	1	1.09mi
4315 San Jacinto St Unit 101 Dallas, TX	3.0	3.5	2700	$3,900	$1.44	43d	1	1.14mi
5713 Lewis St Dallas, TX	3.0	3.0	2401	$3,950	$1.65	7d	1	1.18mi
1323 Saint Joseph St #19 Dallas, TX	3.0	3.0	2150	$2,750	$1.28	43d	1	1.21mi
1913 Dowgate Ct Dallas, TX	3.0	3.5	1982	$4,200	$2.12	24d	1	1.25mi
1961 Dowgate Ct Dallas, TX	3.0	4.0	1984	$4,000	$2.02	43d	1	1.25mi
1952 Kearney Ct Dallas, TX	3.0	3.5	2178	$4,700	$2.16	6d	1	1.30mi
4303 Roseland Ave Dallas, TX	4.0	4.0	2436	$6,950	$2.85	16d	1	1.30mi
1910 N Carroll Ave Dallas, TX	3.0	2.0	2448	$2,995	$1.22	43d	1	1.32mi
1910 N Carroll Ave Dallas, TX	3.0	2.0	2448	$2,550	$1.04	20d	1	1.32mi
2011 Kirby St #105 Dallas, TX	3.0	3.5	2530	$4,390	$1.74	43d	1	1.32mi
1847 Euclid Ave Dallas, TX	3.0	2.5	2811	$5,595	$1.99	43d	1	1.35mi
4954 Camdale Ct Dallas, TX	3.0	3.5	2392	$5,200	$2.17	6d	1	1.35mi
1907 Summit Ave #3 Dallas, TX	3.0	3.0	2168	$4,500	$2.08	3d	1	1.36mi
4944 Camdale Ct Dallas, TX	3.0	3.5	1936	$3,995	$2.06	43d	1	1.36mi
1512 Villars St Dallas, TX	4.0	2.5	3009	$8,000	$2.66	20d	1	1.39mi
4119 Munger Ave Dallas, TX	3.0	3.5	2341	$4,399	$1.88	43d	1	1.40mi
1922 Euclid Ave Unit C Dallas, TX	3.0	2.5	2015	$6,000	$2.98	18d	1	1.41mi
4007 Brownstone Ct Dallas, TX	3.0	3.5	2413	$4,800	$1.99	43d	1	1.41mi
3816 Roseland Ave Unit A200 Dallas, TX	3.0	2.5	2150	$3,950	$1.84	15d	1	1.42mi
2211 Eriksson Ln Dallas, TX	3.0	2.5	2000	$4,500	$2.25	43d	1	1.43mi
3028 Carmel St Dallas, TX	3.0	3.5	1947	$3,450	$1.77	24d	1	1.46mi
3012 Carmel St Dallas, TX	3.0	2.5	2024	$3,500	$1.73	11d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $860,000 Active 292 DOM
2. 2026-06-17
   days on market $860,000 Active 291 DOM
3. 2026-06-16
   days on market $860,000 Active 290 DOM
4. 2026-06-15
   days on market $860,000 Active 289 DOM
5. 2026-06-13
   days on market $860,000 Active 287 DOM
6. 2026-06-09
   days on market $860,000 Active 283 DOM
7. 2026-06-08
   days on market $860,000 Active 282 DOM
8. 2026-06-07
   days on market $860,000 Active 281 DOM
9. 2026-06-04
   days on market $860,000 Active 278 DOM
10. 2026-06-03
    days on market $860,000 Active 277 DOM
11. 2026-06-02
    days on market $860,000 Active 276 DOM
12. 2026-06-02
    days on market $860,000 Active 275 DOM
13. 2026-05-31
    days on market $860,000 Active 274 DOM
14. 2026-01-05
    price $860,000 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

15. 2025-10-29
    price $889,999 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

16. 2025-10-18
    price $890,000 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

17. 2025-10-06
    price $895,000 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

18. 2025-09-25
    price $899,000 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

19. 2025-08-30
    listed $900,000 Active 569-char remark

    Show marketing remark (569 chars)

    Completely remodeled quadruplex property in the heart of Old East Dallas! This 4-unit multi-family home was thoroughly updated in 2024 with nearly everything replaced or modernized, including a new HVAC system, foundation leveled and repaired, new siding, roof, decking, fresh interior and exterior paint, flooring, drywall, upgraded electrical, new plumbing lines, water heaters, kitchen cabinets, and interior doors. Excellent opportunity for long-term rental income or a value-add investor — all major systems have been refreshed for years of return potential.

20. 2025-08-25
    historical
21. 2025-06-12
    listed $875,000 Active
22. 2025-06-11
    historical
23. 2025-03-02
    listed $895,000 Active
24. 2025-03-01
    historical
25. 2025-01-28
    price $865,000
26. 2025-01-08
    price $785,000
27. 2024-12-21
    listed $795,000 Active
28. 2024-12-20
    historical
29. 2024-11-05
    price $798,000
30. 2024-07-24
    price $859,000
31. 2024-06-28
    price $899,900
32. 2024-06-20
    listed $975,000 Active
33. 2023-02-22
    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: $8,242 · $687/mo
• Projected year-2 tax: $15,738 · $1,312/mo
• Expected delta: +$7,496/yr (+$625/mo · 91.0%)

ⓘ 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: $117,168
• − Mortgage interest: −$48,173
• − Property taxes: −$8,242
• − Insurance: −$4,300
• − Repairs & maintenance: −$9,373
• − Management: −$9,373
• − Depreciation: −$25,018
• Taxable income: $12,688
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $22,857/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): 34,274
• Household income: $132,313
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1464.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 9% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -988.15%
• Current HPI: 320.9124
• Rent YoY: ▲ 1.82%
• 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

-11.8% since first listed

20 events — show timeline

• 2026-01-05 Price Changed $860,000 NTREIS
• 2025-10-29 Price Changed $889,999 NTREIS
• 2025-10-18 Price Changed $890,000 NTREIS
• 2025-10-06 Price Changed $895,000 NTREIS
• 2025-09-25 Price Changed $899,000 NTREIS
• 2025-08-30 Listed $900,000 NTREIS
• 2025-08-25 Listing Removed — NTREIS
• 2025-06-12 Listed $875,000 NTREIS
• 2025-06-11 Listing Removed — NTREIS
• 2025-03-02 Listed $895,000 NTREIS
• 2025-03-01 Listing Removed — NTREIS
• 2025-01-28 Price Changed $865,000 NTREIS
• 2025-01-08 Price Changed $785,000 NTREIS
• 2024-12-21 Listed $795,000 NTREIS
• 2024-12-20 Listing Removed — NTREIS
• 2024-11-05 Price Changed $798,000 NTREIS
• 2024-07-24 Price Changed $859,000 NTREIS
• 2024-06-28 Price Changed $899,900 NTREIS
• 2024-06-20 Listed $975,000 NTREIS
• 2023-02-22 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $8,242 · -0.4% YoY. Source: county tax records.