3906 Metropolitan Ave · Dallas, TX 75210

$114,000

1 bd · 1.0 ba · 880 sqft · SingleFamily public records · 6 Days on market

Built 1925 6,273 sqft lot Est $109k · at est.

---

Why this score? — see what drove the C 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• ARV discount +5.5/15.0
• 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

INVESTOR SPECIAL IN THE HEART OF SOUTH DALLAS! Exceptional opportunity to acquire a property just minutes from Fair Park and positioned within one of Dallas' most actively evolving redevelopment corridors. Whether you’re planning a full renovation, new construction, or land hold strategy, this property offers tremendous upside surrounded by ongoing public and private investment. Located near Fair Park, Downtown Dallas, major highways, DART access, and the rapidly developing South Dallas, Fair Park area, this property sits within a community benefiting from recently adopted area planning initiatives focused on mixed-use development, neighborhood revitalization, expanded economic opport

Key facts

• Green space
• Dart access
• Major highways

Tags

• MINUTES FROM FAIR PARK
• MAJOR HIGHWAYS
• DART ACCESS
• NEW HOUSING DEVELOPMENTS
• GREEN SPACE

Property features AI

Finance

• Other: Property is not attached; No accessibility features listed
• Financial info: Accepts Cash, Conventional, Other financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Built in 1925; Residential property
• Construction: Year built 1925
• Exterior features: Lot less than 0.5 acre; Lot approximately 0.144 acres; Subdivision: CAMPS 02 AVE

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom on level 1 (1 room)
• Bathrooms: 1 full bathroom
• Interior features: Pantry; One living area; One dining area; Total rooms: 2
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 8.1% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL).
• Market conditions: 80 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 ($788 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $109,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3818 Penelope St	0.05mi	1/1.0	822 (-7%)	6mo	$79,500	$97	81
3827 Frank St	0.14mi	2/1.0 (+1)	816 (-7%)	2mo	$75,500	$93	74
3519 Frank St	0.27mi	2/1.0 (+1)	924 (+5%)	4mo	$90,000	$97	71
4300 Canal St	0.36mi	2/1.0 (+1)	945 (+7%)	3mo	$117,089	$124	64
2021 Redman Cir	0.63mi	2/1.0 (+1)	880 (0%)	11mo	$102,000	$116	56
3121 Metropolitan Ave	0.51mi	2/2.0 (+1)	843 (-4%)	12mo	$249,900	$296	50
3703 Dunbar St	0.63mi	2/1.0 (+1)	978 (+11%)	5mo	$120,000	$123	42
3603 York St	0.68mi	2/1.0 (+1)	986 (+12%)	4mo	$160,000	$162	40
4202 Robert L Parish Sr	0.61mi	2/1.0 (+1)	980 (+11%)	13mo	$150,000	$153	37
3600 Reed Ln	0.54mi	2/2.0 (+1)	810 (-8%)	20mo	$169,900	$210	36
3516 York St	0.72mi	2/1.0 (+1)	990 (+12%)	8mo	$114,900	$116	34
4511 Frank St	0.51mi	2/1.5 (+1)	1,008 (+14%)	16mo	$125,000	$124	31

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: 8.3%
• Equity multiple: 1.43×
• Total profit: $13,584
• Equity at exit: $39,313

10-year hold

• IRR: 12.3%
• Equity multiple: 2.51×
• Total profit: $48,128
• Equity at exit: $52,551

Cash invested: $31,920 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$598
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $173

Break-even live

Break-even rent $1,079

Max offer price $114,000

Occupancy floor 82%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	43d	1	0.19mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	11d	1	0.29mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	0.30mi
2003 Gorman St Dallas, TX	1.0	1.0	540	$895	$1.66	43d	1	0.65mi
3910 Polly St Dallas, TX	2.0	1.0	550	$1,100	$2.00	7d	1	0.96mi
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$935	$1.40	11d	5	0.98mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	1.04mi
3422 Terrell St Dallas, TX	1.0	1.0	820	$800	$0.98	43d	1	1.06mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	7d	5	1.15mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	3d	1	1.17mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	14d	1	1.23mi
4021 Commerce St Dallas, TX	1.0	1.0	601	$1,001	$1.67	3d	1	1.27mi
3900 Commerce St Dallas, TX	2.0	1.0–2.0	1217	$2,938	$2.41	6d	10	1.34mi
3900 Commerce St Unit b1 Dallas, TX	1.0	1.0	888	$1,845	$2.08	43d	1	1.34mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	20d	1	1.38mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	3d	1	1.38mi
3800 Commerce St Dallas, TX	1.0	1.0	892	$2,138	$2.40	2d	9	1.40mi
4615 Willow St Dallas, TX	1.0	1.0	712	$974	$1.37	43d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $114,000 Active 6 DOM
2. 2026-06-17
   price $114,000 Active 5 DOM
3. 2026-06-17
   days on market $115,000 Active 5 DOM
4. 2026-06-16
   days on market $115,000 Active 4 DOM
5. 2026-06-15
   days on market $115,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $115,000 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: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,572
• − Mortgage interest: −$6,386
• − Property taxes: −$2,481
• − Insurance: −$570
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,316
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,998/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

1 event — show timeline

• 2026-06-12 Listed $115,000 NTREIS

Property tax history

+13.8%/yr

Latest (2025): $2,481 · -4.4% YoY. Source: county tax records.