2606 Hooper St · Dallas, TX 75215

$264,000

4 bd · 2.0 ba · 1,388 sqft · Land · 16 Days on market

Built 2026 4,792 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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

An exceptional opportunity awaits with this vacant residential lot located in the Ideal Add subdivision—just minutes from Downtown Dallas. Situated within Dallas ISD and inside city limits, this property offers city water and sewer access, and no HOA, making it ideal for homeowners or builders ready to break ground. Whether you're a first-time homebuilder or a developer seeking infill opportunities, this lot provides a clean slate in a growing South Dallas neighborhood. With easy access to major highways, Fair Park, Deep Ellum, and local schools, it combines convenience with long-term value.

Key facts

• 4,792 sq ft lot
• Built 2026
• Listed 16 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS LIVING DINING KITCHEN
• TWO STYLISH BATHROOMS
• PROXIMITY TO DEEP ELLUM

Property features AI

Finance

• Other: Seller/builder listing condition
• Financial info: Loan type: Treat As Clear; No second mortgage
• HOA & community: No HOA

Exterior

• Parking: Concrete parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One story; New construction (2026)
• Construction: Built in 2026; New construction - complete
• Exterior features: Lot less than 0.5 acre; Lot about 0.11 acres; Subdivision: Ideal Add

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Granite counters; Kitchen island; Pantry
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 (13 x 12)
• Bathrooms: 2 full bathrooms
• Interior features: Double vanity; Flat screen wiring; Granite counters; Kitchen island; Pantry; Walk-in closet(s); One living area; One dining area; Room count: 2; Levels: One
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $264k.

Deal economics

• At list price, monthly cash flow is $32 ($382/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 $204k (22.6% below list).
• Recommended offer: $204k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Joseph J Rhoads Learning Center (math 13% / reading 18%, grade F, #3,990 of 4,322 statewide, top 93%, 101 students, 94% 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 (-17 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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.
• At projected returns (0.8% appreciation + 7.2% rent growth), your $74k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,442 (22.6% 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 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: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.18×
• Total profit: $13,119
• Equity at exit: $87,241

10-year hold

• IRR: 10.4%
• Equity multiple: 2.35×
• Total profit: $100,015
• Equity at exit: $113,737

Cash invested: $73,920 (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: $2,044 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $32

Break-even live

Break-even rent $2,004

Max offer price $264,000

Occupancy floor 93%

Sensitivity live

Price	-10% $181	-5% $107	+0% $32	+5% $-43	+10% $-118
Rent	-10% $-130	-5% $-49	+0% $32	+5% $113	+10% $193
Rate	-1.0pp $165	-0.5pp $99	base $32	+0.5pp $-37	+1.0pp $-106

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.29mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	0.31mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	45d	1	0.36mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	45d	1	0.39mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	45d	1	0.41mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	16d	1	0.41mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	1d	1	0.41mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	0.42mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	9d	1	0.49mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	45d	1	0.49mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	17d	1	0.54mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	0.54mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	8d	1	0.54mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	17d	1	0.54mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	0.55mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	26d	1	0.55mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	45d	1	0.58mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	9d	1	0.59mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	13d	4	0.71mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	9d	1	0.76mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	26d	1	0.79mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	26d	1	0.90mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.93mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	0.95mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	9d	1	1.05mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	26d	1	1.05mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	26d	1	1.06mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	1d	1	1.11mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	1d	1	1.17mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	1.21mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	26d	1	1.24mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	1.24mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	1.24mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	1.27mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	1d	1	1.27mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	45d	1	1.28mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	1d	1	1.35mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	24d	1	1.35mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.38mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	1d	1	1.39mi

Listing history 21 events

1. 2026-05-10
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-04-24
   listed $264,000 Active
4. 2025-08-12
   soldstatus
5. 2025-08-11
   soldstatus Closed 604-char remark

   Show marketing remark (604 chars)

   An exceptional opportunity awaits with this vacant residential lot located in the Ideal Add subdivision—just minutes from Downtown Dallas. Situated within Dallas ISD and inside city limits, this property offers city water and sewer access, and no HOA, making it ideal for homeowners or builders ready to break ground. Whether you're a first-time homebuilder or a developer seeking infill opportunities, this lot provides a clean slate in a growing South Dallas neighborhood. With easy access to major highways, Fair Park, Deep Ellum, and local schools, it combines convenience with long-term value.

6. 2025-07-10
   historical Active Option Contract 604-char remark

   Show marketing remark (604 chars)

   An exceptional opportunity awaits with this vacant residential lot located in the Ideal Add subdivision—just minutes from Downtown Dallas. Situated within Dallas ISD and inside city limits, this property offers city water and sewer access, and no HOA, making it ideal for homeowners or builders ready to break ground. Whether you're a first-time homebuilder or a developer seeking infill opportunities, this lot provides a clean slate in a growing South Dallas neighborhood. With easy access to major highways, Fair Park, Deep Ellum, and local schools, it combines convenience with long-term value.

7. 2025-07-08
   listed $80,000 Active 604-char remark

   Show marketing remark (604 chars)

   An exceptional opportunity awaits with this vacant residential lot located in the Ideal Add subdivision—just minutes from Downtown Dallas. Situated within Dallas ISD and inside city limits, this property offers city water and sewer access, and no HOA, making it ideal for homeowners or builders ready to break ground. Whether you're a first-time homebuilder or a developer seeking infill opportunities, this lot provides a clean slate in a growing South Dallas neighborhood. With easy access to major highways, Fair Park, Deep Ellum, and local schools, it combines convenience with long-term value.

8. 2025-07-07
   historical
9. 2025-04-25
   status Active
10. 2025-03-13
    status Pending
11. 2025-03-06
    historical Active Option Contract
12. 2025-02-17
    status Active
13. 2025-01-17
    status Pending
14. 2025-01-13
    listed $80,000 Active
15. 2022-12-17
    listed $75,000 Active
16. 2020-06-29
    soldstatus
17. 2012-09-26
    soldstatus Closed
18. 2012-08-29
    status Pending
19. 2012-08-21
    listed $4,000 Active
20. 2002-03-26
    soldstatus
21. 2000-12-12
    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: $1,065 · $89/mo
• Projected year-2 tax: $4,831 · $403/mo
• Expected delta: +$3,766/yr (+$314/mo · 353.4%)

ⓘ 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 (shaded) · 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: $24,533
• − Mortgage interest: −$14,788
• − Property taxes: −$1,065
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,680
• Taxable loss: −$4,246
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $1,401/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

+6500.0% since first listed

21 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-24 Listed $264,000 NTREIS
• 2025-08-12 Sold (Public Records) — Public Records
• 2025-08-11 Sold (MLS) — NTREIS
• 2025-07-10 Contingent — NTREIS
• 2025-07-08 Listed $80,000 NTREIS
• 2025-07-07 Listing Removed — NTREIS
• 2025-04-25 Relisted — NTREIS
• 2025-03-13 Pending — NTREIS
• 2025-03-06 Contingent — NTREIS
• 2025-02-17 Relisted — NTREIS
• 2025-01-17 Pending — NTREIS
• 2025-01-13 Listed $80,000 NTREIS
• 2022-12-17 Listed $75,000 NTREIS
• 2020-06-29 Sold (Public Records) — Public Records
• 2012-09-26 Sold (MLS) — NTREIS
• 2012-08-29 Pending — NTREIS
• 2012-08-21 Listed $4,000 NTREIS
• 2002-03-26 Sold (Public Records) — Public Records
• 2000-12-12 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,065 · +42.3% YoY. Source: county tax records.