2408 Oak Dale Rd · Dallas, TX 75241

$257,900

4 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 58 Days on market

Built 2006 6,142 sqft lot $189/sqft · 19% below area Est $319k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home for a small family, nice sized Primary Bedroom, Open Floor Plan, Backyard has Space for cookouts, you can’t beat this price come tour it before you’re to late !!!!!!

Key facts

• Open floor plan
• 6,142 sq ft lot
• Garage

Tags

• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (20.7% below list).
• Recommended offer: $205k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: schools C-, 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.
• Market conditions: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 36 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).
• At $2,046/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 1076% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 58 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,618 (20.7% 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 58 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 10.5

CMA / ARV

• ARV (median comp): $318,664
• List price: $257,900
• Delta: -19.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Kool Ave	0.26mi	3/2.0 (-1)	1,395 (+2%)	5mo	$239,000	$171	75
6055 Plum Dale Rd	0.36mi	3/2.0 (-1)	1,395 (+2%)	11mo	$239,000	$171	65
6129 Kemrock Dr	0.39mi	3/2.0 (-1)	1,450 (+6%)	10mo	$239,000	$165	58
2503 Lyola St	0.42mi	3/2.0 (-1)	1,216 (-11%)	5mo	$164,900	$136	53
2315 Fatima Ave	0.28mi	3/2.0 (-1)	1,558 (+14%)	11mo	$239,000	$153	50
1742 E Red Bird Ln	0.75mi	3/2.0 (-1)	1,422 (+4%)	6mo	$199,000	$140	48
2959 Simpson Stuart Rd	0.73mi	3/2.0 (-1)	1,298 (-5%)	9mo	$260,000	$200	45
6059 Plum Dale Rd	0.36mi	3/2.0 (-1)	1,558 (+14%)	12mo	$239,000	$153	44
2963 Simpson Stuart Rd	0.73mi	3/2.0 (-1)	1,298 (-5%)	12mo	$260,000	$200	42
2363 Talco Dr	0.60mi	4/2.0	1,170 (-14%)	12mo	$175,000	$150	38
6437 Leana Ave	0.60mi	3/1.0 (-1)	1,164 (-15%)	1mo	$209,900	$180	37
2962 Kavasar Dr	0.71mi	3/2.0 (-1)	1,558 (+14%)	5mo	$239,000	$153	35

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: -27.7%
• Equity multiple: 0.10×
• Total profit: $-65,270
• Equity at exit: $38,454

10-year hold

• IRR: -43.8%
• Equity multiple: -0.42×
• Total profit: $-102,249
• Equity at exit: $22,298

Cash invested: $72,212 (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: $2,046 high
• Mortgage (P&I): −$1,352
• Tax from tax record: −$433 /mo · $5,191/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-276

Break-even live

Break-even rent $2,396

Max offer price $209,136

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: $64,475
• Closing costs: $7,737
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	7d	1	0.07mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	43d	1	0.21mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	24d	1	0.22mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	7d	1	0.33mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	24d	1	0.37mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	43d	1	0.43mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	3d	33	0.72mi
5828 Lazy River Dr Dallas, TX	3.0	1.5	1134	$1,600	$1.41	44d	1	0.72mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	3d	7	0.74mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	7d	1	0.74mi
5724 Lazy River Cir Dallas, TX	4.0	2.0	1863	$4,000	$2.15	1d	1	0.82mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	17d	1	0.87mi
1706 Caravan Trl Dallas, TX	3.0	2.0	1263	$1,700	$1.35	24d	1	0.87mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,286	$1.41	2d	9	0.88mi
5722 Old Ox Rd Dallas, TX	3.0	2.0	1464	$2,200	$1.50	7d	1	0.91mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	7d	7	0.97mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	3d	1	1.01mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	43d	1	1.02mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	1.04mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	1d	9	1.06mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	7d	1	1.08mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	7d	1	1.11mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	3d	1	1.11mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	43d	1	1.17mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	20d	1	1.20mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	16d	1	1.21mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	43d	1	1.23mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,410	$1.78	43d	3	1.25mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	24d	1	1.28mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	1d	1	1.31mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	43d	1	1.32mi
1441 Quartet Dr Dallas, TX	3.0	2.0	1319	$1,700	$1.29	4d	1	1.33mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$1,900	$1.32	1d	1	1.33mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	3d	1	1.34mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	7d	1	1.41mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	7d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $257,900 Active 58 DOM
2. 2026-06-17
   days on market $257,900 Active 57 DOM
3. 2026-06-16
   days on market $257,900 Active 56 DOM
4. 2026-06-15
   days on market $257,900 Active 55 DOM
5. 2026-06-13
   days on market $257,900 Active 53 DOM
6. 2026-06-09
   days on market $257,900 Active 49 DOM
7. 2026-06-08
   days on market $257,900 Active 48 DOM
8. 2026-06-07
   days on market $257,900 Active 47 DOM
9. 2026-06-04
   days on market $257,900 Active 44 DOM
10. 2026-06-03
    days on market $257,900 Active 43 DOM
11. 2026-06-02
    days on market $257,900 Active 42 DOM
12. 2026-06-01
    days on market $257,900 Active 41 DOM
13. 2026-05-31
    days on market $257,900 Active 40 DOM
14. 2026-04-21
    listed $257,900 Active 196-char remark

    Show marketing remark (196 chars)

    Great starter home for a small family, nice sized Primary Bedroom, Open Floor Plan, Backyard has Space for cookouts, you can’t beat this price come tour it before you’re to late !!!!!!

15. 2023-02-06
    soldstatus
16. 2022-06-07
    soldstatus
17. 2006-12-14
    soldstatus
18. 2006-11-04
    historical
19. 2006-10-27
    listed $7,500

ⓘ 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: $5,191 · $433/mo
• Projected year-2 tax: $5,191 · $433/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 · 23 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: $24,554
• − Mortgage interest: −$14,446
• − Property taxes: −$5,191
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$7,503
• Taxable loss: −$7,804
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $-1,439/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

+3338.7% since first listed

6 events — show timeline

• 2026-04-21 Listed $257,900 NTREIS
• 2023-02-06 Sold (Public Records) — Public Records
• 2022-06-07 Sold (Public Records) — Public Records
• 2006-12-14 Sold (Public Records) — Public Records
• 2006-11-04 Listing Removed — NTREIS
• 2006-10-27 Listed $7,500 NTREIS

Property tax history

+8.2%/yr

Latest (2025): $5,191 · -2.3% YoY. Source: county tax records.