2350 Scott St · Dallas, TX 75215

$283,500

3 bd · 2.5 ba · 1,641 sqft · SingleFamily · 4 Days on market

Built 2025 5,053 sqft lot Est $307k · 8% under ↓ 14% 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 +10.9/15.0
• Cash flow +9.0/30.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 2346 Scott St, a beautifully designed and brand-new home nestled in the conveniently located in Lincoln Manor of Dallas, TX. This modern two-story residence offers the perfect blend of style and functionality with 3 spacious bedrooms and 2.5 well-appointed bathrooms. The exterior boasts a striking combination of light brick and modern architectural lines, complete with a charming second-story balcony accessible from the upper level. A convenient 1-car garage provides secure parking and additional storage. Appliances included at closing: range, built-in microwave, dishwasher, refrigerator, washer, and dryer. This property is Eligible for Community Reinvestment Act (CRA) Loan.

Key facts

• 5,053 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Standard listing conditions; Possession at closing/funding
• Financial info: Listing terms include Cash, Conventional, FHA, VA Loan; Second mortgage: none specified
• HOA & community: No association (no HOA)

Exterior

• Parking: Detached or on-site driveway parking; Covered parking space; Attached 1-car garage
• Security: No surveillance devices present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story; New construction completed in 2025; Not attached to another property; Located in the Lincoln Manor subdivision
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built 2025 (new construction - complete)
• Exterior features: Back yard fenced with wood fencing; Lot under 0.5 acre (approximately 0.116 acres)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Eat-in kitchen with pantry
• Bedrooms: Three bedrooms total; Primary bedroom on main level with ensuite bath and walk-in closet; Additional bedrooms on main level (sizes approximately 11x9 and 10x9); Upstairs primary bathroom area with built-in cabinets
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Open floorplan; Pantry; Walk-in closet(s); One living area; One dining area; Nine total rooms; Two levels
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.5% below list).
• Recommended offer: $220k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 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: H S Thompson Learning Center (498 students, 99% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); Lincoln Humanities/Communications Magnet High Sch (math 8% / reading 20%, grade F, #1,529 of 1,632 statewide, top 94%, 700 students, 92% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.2%/yr); 247 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,196/mo this rent would consume 58% of the median local household income ($46k/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

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $219,600 (22.5% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $306,867
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Saint Clair Dr	0.08mi	3/2.5	1,780 (+8%)	4mo	$289,800	$163	79
2413 Saint Clair Dr	0.08mi	3/2.5	1,780 (+8%)	4mo	$289,800	$163	79
6112 Carlton Garret St	0.13mi	3/2.5	1,500 (-9%)	2mo	$279,999	$187	78
2402 Dyson St	0.19mi	3/3.5	1,750 (+7%)	2mo	$332,000	$190	74
2716 Dorris St	0.26mi	3/2.5	1,520 (-7%)	2mo	$284,000	$187	74
2521 Bethurum Ave	0.29mi	3/2.5	1,500 (-9%)	4mo	$339,000	$226	69
5814 Carlton Garrett St	0.07mi	3/2.0	1,400 (-15%)	2mo	$240,000	$171	68
2530 Lowery St	0.31mi	4/2.5 (+1)	1,750 (+7%)	3mo	$309,000	$177	67
2335 Macon St	0.49mi	4/2.0 (+1)	1,612 (-2%)	4mo	$299,900	$186	64
2302 Anderson St	0.25mi	3/3.5	1,865 (+14%)	4mo	$349,900	$188	58
2814 Rochester St	0.35mi	4/2.0 (+1)	1,460 (-11%)	4mo	$305,000	$209	55
2723 Bethurum Ave	0.39mi	3/1.5	1,414 (-14%)	3mo	$220,000	$156	52

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

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,219
• Equity at exit: $93,685

10-year hold

• IRR: 7.0%
• Equity multiple: 1.92×
• Total profit: $72,655
• Equity at exit: $122,138

Cash invested: $79,380 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 247
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,487
• Tax est. 1.5%: −$354 /mo · $4,252/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-224

Break-even live

Break-even rent $2,480

Max offer price $251,034

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-126	+0% $-224	+5% $-322	+10% $-420
Rent	-10% $-398	-5% $-311	+0% $-224	+5% $-138	+10% $-51
Rate	-1.0pp $-82	-0.5pp $-152	base $-224	+0.5pp $-298	+1.0pp $-373

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: $70,875
• Closing costs: $8,505
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	26d	1	0.03mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	45d	1	0.05mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	9d	1	0.13mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	45d	1	0.20mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	9d	1	0.20mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.27mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	45d	1	0.27mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	17d	1	0.32mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	9d	1	0.36mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	45d	1	0.44mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	26d	1	0.47mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	45d	1	0.56mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	9d	1	0.56mi
2216 Marburg St Dallas, TX	3.0	1.0	1088	$1,750	$1.61	0d	1	0.72mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	0.76mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	6d	1	0.82mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	26d	1	0.90mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	0.94mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	45d	1	0.95mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	26d	1	1.01mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	7d	1	1.21mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	13d	4	1.21mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,495	$1.31	0d	1	1.38mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	1.41mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	9d	1	1.43mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	5d	1	1.46mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	1.49mi

Listing history 17 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   historical Active Option Contract
3. 2026-05-01
   listed $283,500 Active
4. 2026-04-30
   historical
5. 2026-04-20
   price $283,500
6. 2026-04-08
   price $284,000
7. 2026-03-29
   price $285,000
8. 2026-03-26
   price $289,000
9. 2026-03-26
   price $295,000
10. 2026-03-20
    price $305,000
11. 2026-03-11
    price $310,000
12. 2026-02-21
    price $315,000
13. 2026-01-31
    price $318,999
14. 2026-01-06
    price $319,000
15. 2025-12-08
    price $320,000
16. 2025-11-20
    price $325,000
17. 2025-08-15
    listed $330,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,352
• − Mortgage interest: −$15,880
• − Property taxes: −$4,252
• − Insurance: −$1,418
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$8,247
• Taxable loss: −$7,662
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-853/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% 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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

-14.1% since first listed

17 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-05-01 Listed $283,500 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-20 Price Changed $283,500 NTREIS
• 2026-04-08 Price Changed $284,000 NTREIS
• 2026-03-29 Price Changed $285,000 NTREIS
• 2026-03-26 Price Changed $289,000 NTREIS
• 2026-03-26 Price Changed $295,000 NTREIS
• 2026-03-20 Price Changed $305,000 NTREIS
• 2026-03-11 Price Changed $310,000 NTREIS
• 2026-02-21 Price Changed $315,000 NTREIS
• 2026-01-31 Price Changed $318,999 NTREIS
• 2026-01-06 Price Changed $319,000 NTREIS
• 2025-12-08 Price Changed $320,000 NTREIS
• 2025-11-20 Price Changed $325,000 NTREIS
• 2025-08-15 Listed $330,000 NTREIS