10316 Ridge Oak St · Dallas, TX 75227

$179,500

3 bd · 2.0 ba · 1,143 sqft · MultiFamily public records · 25 Days on market

Built 1985 4,225 sqft lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Three bedroom, 2 bathroom duplex that would make a good investment or rental property. With a little TLC the backyard could be really nice. PROPERTY SOLD AS IS, NO SELLER DISCLOSURE, NO REPAIRS PRIOR TO CLOSING, BUYER TO VERIFY ALL INFO. ALL UTILITIES ARE OFF DUE TO VANDALISM.

Key facts

• Quartz countertops
• Private backyard
• Modern fixtures

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• MODERN FIXTURES
• QUARTZ COUNTERTOPS
• WOOD-BURNING FIREPLACE
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Listing accepts Cash, Conventional, and FHA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Covered parking (1 space); Attached 1-car garage with garage facing rear and a 2-car single door configuration
• Utilities: Electricity available and connected; Cable available; City water; City sewer
• Home design: Single-family residence (attached); One story; Built in 1985
• Construction: Brick and siding construction; Other construction materials
• Exterior features: Concrete and curbs; City water; City sewer

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level; Total 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Ceiling fan(s); Electric heating; Fireplace heating (wood burning)
• Interior features: Chandelier; High-speed internet available; One living area; One dining area; Total of 3 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $41 ($497/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (1.5% below list).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Edward Titche El (math 31% / reading 31%, grade F, #2,429 of 4,322 statewide, top 57%, 678 students, 99% FRL); Young Men'S Leadership Academy At Fred F Florence (math 18% / reading 19%, grade F, #1,478 of 1,662 statewide, top 90%, 559 students, 81% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,807 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-31,532
• Equity at exit: $26,764

10-year hold

• IRR: -19.1%
• Equity multiple: 0.13×
• Total profit: $-43,694
• Equity at exit: $15,520

Cash invested: $50,260 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$941
• Tax from tax record: −$340 /mo · $4,077/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $41

Break-even live

Break-even rent $1,716

Max offer price $179,500

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $92	+0% $41	+5% $-9	+10% $-60
Rent	-10% $-98	-5% $-28	+0% $41	+5% $111	+10% $181
Rate	-1.0pp $132	-0.5pp $87	base $41	+0.5pp $-5	+1.0pp $-52

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.08mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.12mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	1d	1	0.13mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	1d	1	0.17mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	9d	1	0.18mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	0.19mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	0.21mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	0.22mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	0.22mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	0.23mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	0.27mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	0.28mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	5d	1	0.31mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	26d	1	0.36mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	0.38mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	6d	1	0.39mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	18d	1	0.52mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	0.63mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	0.64mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	0.66mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	0.71mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	0.71mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	26d	1	0.71mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	0.73mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	1d	20	0.74mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	21d	1	0.77mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	26d	1	0.77mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,050	$2.01	1d	1	0.77mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	45d	12	0.78mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.81mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	16d	1	0.82mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	26d	1	0.83mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.85mi
101 Crystalwood Dr Mesquite, TX	3.0	2.0	1500	$2,090	$1.39	21d	1	0.87mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$999	$1.13	45d	1	0.88mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	8d	1	0.92mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	26d	1	0.92mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	0.93mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	45d	1	0.95mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	6d	1	0.96mi

Listing history 27 events

1. 2026-06-21
   days on market $179,500 Active 25 DOM
2. 2026-06-18
   days on market $179,500 Active 22 DOM
3. 2026-06-17
   days on market $179,500 Active 21 DOM
4. 2026-06-16
   days on market $179,500 Active 20 DOM
5. 2026-06-15
   days on market $179,500 Active 19 DOM
6. 2026-06-13
   pricedays on market $179,500 Active 17 DOM
7. 2026-06-09
   days on market $179,900 Active 13 DOM
8. 2026-06-08
   days on market $179,900 Active 12 DOM
9. 2026-06-07
   days on market $179,900 Active 11 DOM
10. 2026-06-04
    days on market $179,900 Active 8 DOM
11. 2026-06-03
    days on market $179,900 Active 7 DOM
12. 2026-06-02
    days on market $179,900 Active 6 DOM
13. 2026-06-01
    days on market $179,900 Active 5 DOM
14. 2026-05-31
    days on market $179,900 Active 4 DOM
15. 2026-05-27
    listed $179,900 Active
16. 2025-12-04
    price $195,000
17. 2025-11-05
    price $197,500
18. 2025-09-15
    price $198,000
19. 2025-08-23
    listed $199,999 Active
20. 2016-02-29
    soldstatus
21. 2012-10-10
    soldstatus
22. 2009-04-15
    soldstatus 277-char remark

    Show marketing remark (277 chars)

    Three bedroom, 2 bathroom duplex that would make a good investment or rental property. With a little TLC the backyard could be really nice. PROPERTY SOLD AS IS, NO SELLER DISCLOSURE, NO REPAIRS PRIOR TO CLOSING, BUYER TO VERIFY ALL INFO. ALL UTILITIES ARE OFF DUE TO VANDALISM.

23. 2009-04-09
    historical 277-char remark

    Show marketing remark (277 chars)

    Three bedroom, 2 bathroom duplex that would make a good investment or rental property. With a little TLC the backyard could be really nice. PROPERTY SOLD AS IS, NO SELLER DISCLOSURE, NO REPAIRS PRIOR TO CLOSING, BUYER TO VERIFY ALL INFO. ALL UTILITIES ARE OFF DUE TO VANDALISM.

24. 2009-03-11
    listed $28,900 277-char remark

    Show marketing remark (277 chars)

    Three bedroom, 2 bathroom duplex that would make a good investment or rental property. With a little TLC the backyard could be really nice. PROPERTY SOLD AS IS, NO SELLER DISCLOSURE, NO REPAIRS PRIOR TO CLOSING, BUYER TO VERIFY ALL INFO. ALL UTILITIES ARE OFF DUE TO VANDALISM.

25. 2006-02-13
    soldstatus
26. 1991-09-23
    soldstatus
27. 1985-06-27
    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: $4,077 · $340/mo
• Projected year-2 tax: $4,077 · $340/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $21,225
• − Mortgage interest: −$10,055
• − Property taxes: −$4,077
• − Insurance: −$898
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,222
• Taxable loss: −$2,422
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,079/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+522.5% since first listed

13 events — show timeline

• 2026-05-27 Listed $179,900 NTREIS
• 2025-12-04 Price Changed $195,000 NTREIS
• 2025-11-05 Price Changed $197,500 NTREIS
• 2025-09-15 Price Changed $198,000 NTREIS
• 2025-08-23 Listed $199,999 NTREIS
• 2016-02-29 Sold (Public Records) — Public Records
• 2012-10-10 Sold (Public Records) — Public Records
• 2009-04-15 Sold (MLS) — NTREIS
• 2009-04-09 Listing Removed — NTREIS
• 2009-03-11 Listed $28,900 NTREIS
• 2006-02-13 Sold (Public Records) — Public Records
• 1991-09-23 Sold (Public Records) — Public Records
• 1985-06-27 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,077 · -0.4% YoY. Source: county tax records.