6415 Cinnamon Oaks Dr · Dallas, TX 75241

$220,000

3 bd · 1.0 ba · 963 sqft · SingleFamily public records · 33 Days on market

Built 1972 6,974 sqft lot Est $184k · 20% over

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Why this score? — see what drove the F 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 +8.2/30.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors and Do-It-Yourselfers, here's a 3-1-1 for your next project. Needs work, being offered as-is, seller to make no repairs. No blind offers, please.

Key facts

• Fully renovated
• Updated flooring
• Move in ready

Tags

• FULLY RENOVATED
• MOVE IN READY
• UPDATED FLOORING
• BRIGHT OPEN LIVING SPACE
• THOUGHTFULLY REFRESHED KITCHEN
• PLENTY OF CABINET SPACE

Property features AI

Finance

• Other: Builder special listing condition
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking
• Utilities: City water; Co-op electric; Not in a municipal utility district
• Home design: Single family residence; Residential property; One level; Built in 1972
• Construction: Year built 1972
• Exterior features: Lot under 0.5 acre; Approximately 0.16 acres; Subdivision: Highland Hills West

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Kitchen island; Chandelier; Decorative lighting; One living area; One dining area; Room count includes 2 main rooms
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.4% below list).
• Recommended offer: $175k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL).
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-15 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 soft (-2.8%/yr); 207 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $175,203 (20.4% 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 33 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $183,933
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6544 Cinnamon Oaks Dr	0.16mi	3/1.5	1,073 (+11%)	2mo	$205,000	$191	69
6341 Leaning Oaks St	0.17mi	3/1.5	1,042 (+8%)	11mo	$189,900	$182	67
3620 Pacesetter Dr	0.58mi	3/1.5	942 (-2%)	5mo	$140,000	$149	63
3503 Silverhill Dr	0.40mi	4/2.0 (+1)	1,019 (+6%)	1mo	$212,000	$208	62
3554 Tioga St	0.48mi	3/1.0	903 (-6%)	10mo	$195,000	$216	59
6424 Teague Dr	0.70mi	3/1.0	912 (-5%)	3mo	$125,000	$137	56
2934 Morgan Dr	0.59mi	3/1.0	1,080 (+12%)	1mo	$175,000	$162	51
7831 San Jose Ave	0.72mi	3/2.0	1,004 (+4%)	11mo	$225,000	$224	46
2749 Morgan Dr	0.72mi	3/2.0	1,048 (+9%)	6mo	$234,000	$223	42
3707 Pacesetter Dr	0.62mi	3/1.5	1,100 (+14%)	4mo	$139,900	$127	42
3450 Pacesetter Dr	0.36mi	4/1.5 (+1)	1,100 (+14%)	13mo	$210,000	$191	42
6624 Sebring Dr	0.72mi	3/1.5	1,083 (+12%)	4mo	$215,000	$199	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-54,056
• Equity at exit: $32,803

10-year hold

• IRR: -40.2%
• Equity multiple: -0.36×
• Total profit: $-83,806
• Equity at exit: $19,022

Cash invested: $61,600 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$348 /mo · $4,179/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-210

Break-even live

Break-even rent $2,017

Max offer price $182,990

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	1d	9	0.74mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	3d	33	0.75mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	44d	1	0.87mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,083	$1.19	2d	9	0.98mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	3d	7	0.99mi
2529 Morgan Dr Dallas, TX	2.0	1.0	842	$1,650	$1.96	24d	1	1.01mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	7d	7	1.17mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	6d	1	1.24mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	17d	1	1.31mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	24d	1	1.44mi

Listing history 16 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   price $220,000
3. 2026-04-15
   price $225,000
4. 2026-04-09
   price $229,999
5. 2026-04-02
   price $234,999
6. 2026-03-28
   price $235,000
7. 2026-03-28
   listed $240,000 Active
8. 2026-03-26
   historical
9. 2026-03-19
   price $240,000
10. 2026-03-12
    price $245,000
11. 2026-03-02
    listed $250,000 Active
12. 2026-01-16
    soldstatus
13. 2026-01-15
    soldstatus Closed 157-char remark

    Show marketing remark (157 chars)

    Investors and Do-It-Yourselfers, here's a 3-1-1 for your next project. Needs work, being offered as-is, seller to make no repairs. No blind offers, please.

14. 2026-01-03
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Investors and Do-It-Yourselfers, here's a 3-1-1 for your next project. Needs work, being offered as-is, seller to make no repairs. No blind offers, please.

15. 2025-12-12
    listed $119,900 Active 157-char remark

    Show marketing remark (157 chars)

    Investors and Do-It-Yourselfers, here's a 3-1-1 for your next project. Needs work, being offered as-is, seller to make no repairs. No blind offers, please.

16. 2025-11-13
    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: $4,179 · $348/mo
• Projected year-2 tax: $4,179 · $348/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 · 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: $21,024
• − Mortgage interest: −$12,323
• − Property taxes: −$4,179
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$6,400
• Taxable loss: −$6,342
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $-992/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

+83.5% since first listed

16 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-29 Price Changed $220,000 NTREIS
• 2026-04-15 Price Changed $225,000 NTREIS
• 2026-04-09 Price Changed $229,999 NTREIS
• 2026-04-02 Price Changed $234,999 NTREIS
• 2026-03-28 Price Changed $235,000 NTREIS
• 2026-03-28 Listed $240,000 NTREIS
• 2026-03-26 Listing Removed — NTREIS
• 2026-03-19 Price Changed $240,000 NTREIS
• 2026-03-12 Price Changed $245,000 NTREIS
• 2026-03-02 Listed $250,000 NTREIS
• 2026-01-16 Sold (Public Records) — Public Records
• 2026-01-15 Sold (MLS) — NTREIS
• 2026-01-03 Pending — NTREIS
• 2025-12-12 Listed $119,900 NTREIS
• 2025-11-13 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,179 · -0.4% YoY. Source: county tax records.