4229 Spring Ave · Dallas, TX 75210

$139,900

3 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 4 Days on market

Built 2020 5,401 sqft lot Est $162k · 14% under ↓ 22% since listing

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Why this score? — see what drove the B+ 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 +26.3/30.0
• ARV discount +13.6/15.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Open Concept 3 bedroom 2 bath home built by Ameritex Homes, Convenient attached 2 Car garage makes parking easy, a single-family residence built in 2021, lot size of 5,397 square feet across one story

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Listing offered for cash
• HOA & community: No association

Exterior

• Parking: Attached garage; Garage faces front; 2 covered/garage parking spaces
• Utilities: City water with individual water meter; City sewer (sewer available); Electricity available
• Home design: Single family residence; Residential property; Built in 2020; One story; Not attached to another property
• Construction: Wood construction; Shingle roof; Slab foundation
• Exterior features: Interior lot; No fencing

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.4% 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: Lakewood El (math 84% / reading 87%, grade A+, #8 of 4,322 statewide, top 0%, 959 students, 7% FRL) — zoned schools average 7% FRL vs 83% district-wide (77 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 86% at this address vs 34% district-wide (+52 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($967 loan paydown + $1k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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: property tax is 3.4% of price.
• 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 $139,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.40% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $161,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 Frazier St	0.14mi	3/2.0	1,010 (-1%)	2mo	$160,000	$158	89
4219 Frank St	0.16mi	3/2.0	1,145 (+12%)	2mo	$199,900	$175	71
4300 Canal St	0.10mi	2/1.0 (-1)	945 (-8%)	3mo	$117,089	$124	71
3814 Pine St	0.24mi	3/1.0	1,120 (+9%)	0mo	$210,000	$188	69
2033 Redman Cir	0.57mi	3/1.0	1,024 (0%)	2mo	$110,000	$107	67
2918 Morning Ave	0.10mi	3/1.0	882 (-14%)	2mo	$115,000	$130	66
4311 Metropolitan Ave	0.33mi	3/2.0	1,175 (+15%)	2mo	$239,000	$203	58
3719 Metropolitan Ave	0.47mi	3/1.0	1,088 (+6%)	7mo	$225,000	$207	58
3603 York St	0.56mi	2/1.0 (-1)	986 (-4%)	4mo	$160,000	$162	55
4110 Carl	0.42mi	2/1.0 (-1)	1,095 (+7%)	8mo	$115,000	$105	54
4222 Carl St	0.41mi	2/1.0 (-1)	1,116 (+9%)	4mo	$79,000	$71	53
3519 Frank St	0.48mi	2/1.0 (-1)	924 (-10%)	4mo	$90,000	$97	48

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.67×
• Total profit: $26,246
• Equity at exit: $48,245

10-year hold

• IRR: 16.7%
• Equity multiple: 3.04×
• Total profit: $79,982
• Equity at exit: $64,491

Cash invested: $39,172 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$734
• Tax from tax record: −$392 /mo · $4,707/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $361

Break-even live

Break-even rent $1,499

Max offer price $139,900

Occupancy floor 77%

Sensitivity live

Price	-10% $440	-5% $401	+0% $361	+5% $322	+10% $282
Rent	-10% $207	-5% $284	+0% $361	+5% $439	+10% $516
Rate	-1.0pp $432	-0.5pp $397	base $361	+0.5pp $325	+1.0pp $288

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	44d	1	0.07mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	44d	1	0.09mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	0.25mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	0.28mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	0.30mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	44d	1	0.34mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	0.35mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.36mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	0.36mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	0d	1	0.46mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	0d	1	0.51mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.55mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	0d	1	0.62mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.63mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	0.65mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	0.65mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.71mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	8d	1	0.75mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.76mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	8d	1	0.77mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	0.79mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	44d	1	0.84mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	0.84mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	0.84mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.84mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	16d	1	0.84mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	0d	1	0.95mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	12d	4	0.97mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	1.05mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	1.07mi
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$1,040	$1.55	12d	5	1.13mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	1.17mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	1.26mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.26mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.27mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	44d	1	1.31mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	44d	1	1.31mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	1.32mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	25d	1	1.33mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	1.39mi

Listing history 3 events

1. 2026-06-21
   days on market $139,900 Active 4 DOM
2. 2026-06-17
   remarks 200-char remark
3. 2026-06-17
   listed $139,900 Active 1 DOM

ⓘ 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: $4,707 · $392/mo
• Projected year-2 tax: $4,707 · $392/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 3/10 Moderate
• 🌡 Heat 7/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,476
• − Mortgage interest: −$7,837
• − Property taxes: −$4,707
• − Insurance: −$700
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$4,070
• Taxable income: $2,407
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,758/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

-21.8% since first listed

7 events — show timeline

• 2026-06-16 Listed $139,900 NTREIS
• 2025-03-23 Rental Removed $1,695 ZUMPER1
• 2025-03-20 Listed for Rent $1,695 ZUMPER1
• 2021-01-13 Listing Removed — NTREIS
• 2020-12-29 Listed $178,990 NTREIS
• 2020-06-12 Sold (Public Records) — Public Records
• 2007-08-14 Sold (Public Records) — Public Records

Property tax history

+27.4%/yr

Latest (2025): $4,707 · -8.5% YoY. Source: county tax records.