2519 Chalk Hill Rd · Dallas, TX 75212

$274,900

1 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 66 Days on market

Built 1945 7,492 sqft lot $224/sqft · 13% below area Est $408k · 33% under

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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
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• DSCR +0.7/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Motivated Seller! Bring all offers!! Prime location with incredible potential! This spacious 6-bedroom, 2.5-bath property is located in the heart of Dallas and offers a rare combination of space, flexibility, and opportunity. Ideal for a large household or buyers seeking additional workspace, the property features a functional layout along with a modern detached office. Situated on a generous lot, the expansive front and backyard provide endless possibilities for outdoor living, expansion, or future improvements. Whether you're looking to create your dream home or invest in a growing area, this property is full of potential. Conveniently located just minutes from Trinity Groves and Downtown Dallas, with quick access to I-30 and Loop 12, you’ll enjoy easy access to shopping, dining, and major commuting routes—all while being surrounded by ongoing development and revitalization. Property is being sold as-is and does require some work, making it a great opportunity for investors or buyers looking to add value. Don’t miss your chance to own a versatile property in a rapidly developing area—schedule your showing today!

Key facts

• Generous lot
• 7,492 sq ft lot
• Built 1945

Tags

• MODERN DETACHED OFFICE
• GENEROUS LOT
• EXPANSIVE FRONT AND BACKYARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (46.4% below list).
• Recommended offer: $147k (46.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $147,308 (46.4% 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 66 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.54% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 15.6

CMA / ARV

• ARV (median comp): $408,120
• List price: $274,900
• Delta: -32.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5546 Bernal Dr	0.39mi	2/1.0 (+1)	1,064 (-13%)	4mo	$229,900	$216	51

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: 18.4%
• Equity multiple: 2.49×
• Total profit: $114,631
• Equity at exit: $247,652

10-year hold

• IRR: 16.7%
• Equity multiple: 5.59×
• Total profit: $353,664
• Equity at exit: $534,070

Cash invested: $76,972 (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: 15.6×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-481

Break-even live

Break-even rent $2,082

Max offer price $189,930

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-403	+0% $-481	+5% $-559	+10% $-637
Rent	-10% $-597	-5% $-539	+0% $-481	+5% $-423	+10% $-365
Rate	-1.0pp $-343	-0.5pp $-411	base $-481	+0.5pp $-552	+1.0pp $-625

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 N Cockrell Hill Rd Dallas, TX	3.0	1.0–2.0	875	$1,530	$1.75	0d	36	1.50mi

Listing history 33 events

1. 2026-06-21
   days on market $274,900 Active 66 DOM
2. 2026-06-18
   days on market $274,900 Active 63 DOM
3. 2026-06-17
   days on market $274,900 Active 62 DOM
4. 2026-06-16
   days on market $274,900 Active 61 DOM
5. 2026-06-15
   days on market $274,900 Active 60 DOM
6. 2026-06-13
   days on market $274,900 Active 58 DOM
7. 2026-06-09
   days on market $274,900 Active 54 DOM
8. 2026-06-08
   pricedays on market $274,900 Active 53 DOM
9. 2026-06-07
   days on market $299,900 Active 52 DOM
10. 2026-06-04
    days on market $299,900 Active 49 DOM
11. 2026-06-03
    days on market $299,900 Active 48 DOM
12. 2026-06-02
    days on market $299,900 Active 47 DOM
13. 2026-06-01
    days on market $299,900 Active 46 DOM
14. 2026-05-31
    days on market $299,900 Active 45 DOM
15. 2026-04-16
    listed $299,900 Active 1159-char remark

    Show marketing remark (1159 chars)

    Motivated Seller! Bring all offers!! Prime location with incredible potential! This spacious 6-bedroom, 2.5-bath property is located in the heart of Dallas and offers a rare combination of space, flexibility, and opportunity. Ideal for a large household or buyers seeking additional workspace, the property features a functional layout along with a modern detached office. Situated on a generous lot, the expansive front and backyard provide endless possibilities for outdoor living, expansion, or future improvements. Whether you're looking to create your dream home or invest in a growing area, this property is full of potential. Conveniently located just minutes from Trinity Groves and Downtown Dallas, with quick access to I-30 and Loop 12, you’ll enjoy easy access to shopping, dining, and major commuting routes—all while being surrounded by ongoing development and revitalization. Property is being sold as-is and does require some work, making it a great opportunity for investors or buyers looking to add value. Don’t miss your chance to own a versatile property in a rapidly developing area—schedule your showing today!

16. 2026-01-02
    historical
17. 2025-07-10
    listed $279,900 Active
18. 2025-04-18
    historical
19. 2025-01-13
    price $279,900
20. 2024-10-18
    status Active
21. 2024-10-17
    historical
22. 2024-09-05
    price $300,000
23. 2024-07-22
    price $325,000
24. 2024-04-17
    listed $350,000 Active
25. 2023-12-28
    historical
26. 2023-09-08
    listed $350,000 Active
27. 2021-03-09
    historical
28. 2020-08-15
    listed $350,000 Active
29. 2016-05-26
    soldstatus
30. 2010-12-13
    soldstatus
31. 2010-12-10
    soldstatus Closed
32. 2010-11-19
    status Pending
33. 2010-09-15
    listed $40,000 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: $1,063 · $89/mo
• Projected year-2 tax: $5,031 · $419/mo
• Expected delta: +$3,968/yr (+$331/mo · 373.3%)

ⓘ 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 · 24 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: $17,677
• − Mortgage interest: −$15,399
• − Property taxes: −$1,063
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$7,997
• Taxable loss: −$10,985
• Est. tax savings @ 24.0%: +$2,636
• After-tax cash flow: $-3,136/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

+649.8% since first listed

19 events — show timeline

• 2026-04-16 Listed $299,900 NTREIS
• 2026-01-02 Listing Removed — NTREIS
• 2025-07-10 Listed $279,900 NTREIS
• 2025-04-18 Listing Removed — NTREIS
• 2025-01-13 Price Changed $279,900 NTREIS
• 2024-10-18 Relisted — NTREIS
• 2024-10-17 Listing Removed — NTREIS
• 2024-09-05 Price Changed $300,000 NTREIS
• 2024-07-22 Price Changed $325,000 NTREIS
• 2024-04-17 Listed $350,000 NTREIS
• 2023-12-28 Listing Removed — NTREIS
• 2023-09-08 Listed $350,000 NTREIS
• 2021-03-09 Listing Removed — NTREIS
• 2020-08-15 Listed $350,000 NTREIS
• 2016-05-26 Sold (Public Records) — Public Records
• 2010-12-13 Sold (Public Records) — Public Records
• 2010-12-10 Sold (MLS) — NTREIS
• 2010-11-19 Pending — NTREIS
• 2010-09-15 Listed $40,000 NTREIS

Property tax history

+11.5%/yr

Latest (2014): $1,063 · +0.3% YoY. Source: county tax records.