Is 3741 Toronto St in Dallas, TX a good investment?

CashFlowRE grades it D- with a 3.0% cap rate and $-1,219/mo modeled cash flow at a $440,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 3741 Toronto St?

The modeled cap rate is 3.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,835/month, from CashFlowRE's rent model.

D- Composite 38.3

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 +10.2/15.0
Appreciation +10.0/10.0
Condition / age +4.8/5.0
Cash flow +4.1/30.0
Livability +4.0/5.0
Schools +2.4/10.0
1% rule +1.4/10.0
Rent growth +1.4/5.0
DSCR +0.0/10.0

$440,000

3741 Toronto St · Dallas, TX 75212

4 bd · 3.0 ba · 2,724 sqft · SingleFamily public records · 79 Days on market

Built 2021 Excellent condition 5,576 sqft lot 2-car garage $162/sqft · 6% below area Est $468k · 6% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Absolutely Beautiful & Spacious Move-in Ready 2 story Modern NEW Construction home near Trinity Groves! Great Craftsmanship, Open floor plan, Neutral colors, 4 bedrooms, 3 Full baths, 2 Car Garage, Stunning Custom Built Wood Cabinetry with Quartz Counters in Elegant Kitchen & Luxurious Full Baths, Ensuite Master Bath has Dual Sinks, Separate shower & Jetted tub is perfect for pampering, spacious walk-in closet, SS Appliances, High Quality Tile & Luxury Vinyl Plank floors. Decorative Electric Fireplace & more! within 7 min. of Downtown Dallas, Trinity Groves, UT Southwestern Med Ctr & Las Colinas. Buyer & Buyer's Agent to verify all property info. Great Investment property-Hurry, send your offer, Priced to Sell!

Key facts

Open floor plan
Quartz counters
Ensuite master bath

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath single-family listed at $440k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
To cash-flow at today's rent, offer at most $232k (47.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (35.6% below list).
Recommended offer: $232k (47.2% below list) — sets the bar for cash-flow.
Cap rate 3.0% vs local median 2.3% in Dallas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
Market conditions: Rents falling (-4.2%/yr); 312 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
At $2,835/mo this rent would consume 57% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 79 days — a 6% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
5 sale attempts since 6y ago; this cycle's ask has dropped $35k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Watch-outs: property tax is 2.6% of price.
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 $232,442 (47.2% below list)

Questions for the listing agent

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?
It's been on market 79 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.64% ✗
Cap rate: 2.97%
Cash-on-cash: -11.88%
DSCR: 0.47
GRM: 12.9

CMA / ARV

ARV (median comp): $467,856
List price: $440,000
Delta: -5.95%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3910 Vineyard Dr	0.75mi	4/3.0	2,630 (-4%)	5mo	$560,000	$213	55
3548 Toronto St	0.22mi	5/4.0 (+1)	3,000 (+10%)	16mo	$549,000	$183	51
3710 Morris St	0.26mi	5/4.0 (+1)	3,000 (+10%)	14mo	$529,000	$176	50
3507 Jenny Dale Dr	0.72mi	3/2.5 (-1)	2,491 (-9%)	15mo	$369,990	$149	32
3919 Furey St	0.72mi	4/2.5	2,351 (-14%)	11mo	$446,000	$190	32
4024 Esmalda St	0.73mi	4/3.5	2,340 (-14%)	10mo	$549,995	$235	32
3930 Furey St	0.74mi	5/4.0 (+1)	3,038 (+12%)	15mo	$540,000	$178	24

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

IRR: 15.3%
Equity multiple: 2.25×
Total profit: $153,967
Equity at exit: $396,387

10-year hold

IRR: 14.4%
Equity multiple: 5.06×
Total profit: $500,196
Equity at exit: $854,823

Cash invested: $123,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 10 active · 3 under contract
Months of supply: 8.6 mo (12%/mo absorbed)
Median asking: $461,995 ($193/sqft)
Median days on market: 37 d
This list price: 40% of active listings are priced below it
ARV vs active asking: -11.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75212

Rents YoY: -4.2%
Active inventory: 312
Price-to-rent: 12.9×

Monthly cashflow live

Estimated rent: $2,835 medium interval (Pro) →
Mortgage (P&I): −$2,307
Tax from tax record: −$969 /mo · $11,622/yr
Insurance: −$183
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$595
Net cashflow: $-1,219

Break-even live

Break-even rent $4,379

Max offer price $232,442

Occupancy floor —

Sensitivity live

Price	-10% $-970	-5% $-1,095	+0% $-1,219	+5% $-1,344	+10% $-1,468
Rent	-10% $-1,443	-5% $-1,331	+0% $-1,219	+5% $-1,107	+10% $-995
Rate	-1.0pp $-998	-0.5pp $-1,107	base $-1,219	+0.5pp $-1,333	+1.0pp $-1,449

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: $110,000
Closing costs: $13,200
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 McBroom St Dallas, TX	5.0	2.5	2449	$8,700	$3.55	0d	1	0.21mi
3421 Nomas St Dallas, TX	5.0	3.0	2375	$8,250	$3.47	71d	1	0.36mi
3232 Peyton Lila Rd Dallas, TX	4.0	2.5	2000	$2,495	$1.25	56d	1	0.74mi
2926 Lorena Jordan Rd Dallas, TX	4.0	2.5	1950	$2,950	$1.51	10d	1	0.82mi
4128 Mart St Dallas, TX	3.0	2.5	1754	$2,800	$1.60	73d	1	0.90mi
4120 Tram Dr Unit 1019501P Dallas, TX	5.0	2.5	2475	$7,484	$3.02	93d	1	0.92mi
4124 Tram Dr Dallas, TX	5.0	2.5	2478	$8,250	$3.33	71d	1	0.93mi
4022 Cedar Elm Ln Dallas, TX	4.0	2.5	2860	$2,700	$0.94	73d	1	1.37mi

Property features AI

Finance

Other: Seller prefers to include furniture but may sell without; furniture is negotiable
Financial info: Treat as clear loan typeNo second mortgage
HOA & community: No homeowners association

Exterior

Parking: Attached 2-car garage2 covered parking spaces (single door configuration)
Security: Security systemSmoke detectorsCarbon monoxide detectors
Utilities: City waterCity sewerNot in a municipal utility district
Home design: Single family residenceResidential propertyNot attached to another dwellingSubdivision: Eagle Ford GardensFacing direction not specifiedEntry level information not specified
Construction: Built in 2021Composition roofSlab foundation
Exterior features: Covered patioBalconyWood fencing

Interior

Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigerator
Bedrooms: 4 bedrooms totalPrimary bedroom is on the second level with ensuite bath, jetted tub, separate shower, dual sinks, medicine cabinet, custom closet system, and walk-in closet(s)Additional bedrooms located on first and second levels
Flooring: CarpetCeramic tileLuxury vinyl plank
Bathrooms: 3 full bathrooms
Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fansENERGY STAR qualified equipment
Interior features: Decorative lighting1 living area1 dining area6 total roomsTwo-level layoutElectric decorative fireplace
Laundry & utility: ENERGY STAR qualified electric systems

Listing history 50 events

2026-07-31

days on market $440,000 Active 79 DOM
2026-07-30

days on market $440,000 Active 77 DOM
2026-07-28

days on market $440,000 Active 76 DOM
2026-07-26

days on market $440,000 Active 74 DOM
2026-07-24

days on market $440,000 Active 72 DOM
2026-07-23

days on market $440,000 Active 71 DOM
2026-07-22

days on market $440,000 Active 70 DOM
2026-07-20

days on market $440,000 Active 68 DOM
2026-07-18

days on market $440,000 Active 66 DOM
2026-07-18

days on market $440,000 Active 65 DOM
2026-07-16

days on market $440,000 Active 64 DOM
2026-07-15

days on market $440,000 Active 63 DOM
2026-07-14

days on market $440,000 Active 62 DOM
2026-07-13

days on market $440,000 Active 61 DOM
2026-07-13

days on market $440,000 Active 60 DOM
2026-07-11

days on market $440,000 Active 59 DOM
2026-07-10

days on market $440,000 Active 58 DOM
2026-07-09

days on market $440,000 Active 57 DOM
2026-07-07

price $440,000 Active 55 DOM
2026-07-07

days on market $445,000 Active 55 DOM
2026-07-06

days on market $445,000 Active 54 DOM
2026-07-06

days on market $445,000 Active 53 DOM
2026-07-05

days on market $445,000 Active 52 DOM
2026-07-03

days on market $445,000 Active 51 DOM
2026-07-02

price $445,000 Active 50 DOM
2026-07-02

days on market $450,000 Active 50 DOM
2026-07-01

days on market $450,000 Active 49 DOM
2026-06-30

days on market $450,000 Active 48 DOM
2026-06-29

days on market $450,000 Active 47 DOM
2026-06-28

days on market $450,000 Active 46 DOM
2026-06-27

days on market $450,000 Active 45 DOM
2026-06-26

days on market $450,000 Active 44 DOM
2026-06-24

days on market $450,000 Active 42 DOM
2026-06-22

days on market $450,000 Active 40 DOM
2026-06-21

days on market $450,000 Active 39 DOM
2026-06-18

days on market $450,000 Active 36 DOM
2026-06-17

days on market $450,000 Active 35 DOM
2026-06-16

days on market $450,000 Active 34 DOM
2026-06-15

days on market $450,000 Active 33 DOM
2026-06-13

days on market $450,000 Active 31 DOM
2026-06-09

days on market $450,000 Active 27 DOM
2026-06-08

days on market $450,000 Active 26 DOM
2026-06-07

days on market $450,000 Active 25 DOM
2026-06-04

days on market $450,000 Active 22 DOM
2026-06-03

days on market $450,000 Active 21 DOM
2026-06-02

days on market $450,000 Active 20 DOM
2026-06-01

days on market $450,000 Active 19 DOM
2026-05-31

days on market $450,000 Active 18 DOM
2026-05-12

listed $475,000 Active 673-char remark
2026-02-17

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: $11,622 · $969/mo
Projected year-2 tax: $11,622 · $969/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 1/10 Low
🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $34,024
− Mortgage interest: −$24,647
− Property taxes: −$11,622
− Insurance: −$2,200
− Repairs & maintenance: −$2,722
− Management: −$2,722
− Depreciation: −$12,800
Taxable loss: −$22,689

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$5,445
After-tax cash flow: $-9,187/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This move-in ready, modern two-story home near Trinity Groves is in excellent condition with no visible repairs needed. It offers a spacious floor plan, high-quality finishes, and a well-maintained exterior. The home is ready for immediate occupancy and can be further enhanced with landscaping and curb appeal improvements.

Value-add opportunities

Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both Painting exterior — Fresh paint can make the home more appealing ↑
Both Landscaping and curb appeal — Improves the home's overall appearance and value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Eladio R Martinez Learning Center F TX #3,277/4,322 Nat'l #31,702/41,679 Middle D A Hulcy Steam Middle F TX #947/1,662 Nat'l #8,188/14,009 High L G Pinkston H S F TX #1,505/1,632 Nat'l #15,239/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 people
City population: 1,168,437
Metro: Dallas-Fort Worth-Arlington, TX
Population (ZIP): 28,259
Household income: $59,750
Rent vs Own: 43.6% rent · 56.4% own
Severe rent burden: 6% of renters

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: Predominantly Hispanic (67%)
Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
Hispanic origin (detail): Mexican 55%
Common ancestry: Slovak 1%
Foreign-born: 27% · Canada, Vietnam, Jamaica
Languages at home: 42% English-only · Spanish 52% Vietnamese 1%

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: ▲ 138.69%
Current HPI: 477.2035
Rent YoY: ▼ -4.21%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+718.2% since first listed

19 events — show timeline

2026-05-25 Price Changed $450,000 NTREIS
2026-05-12 Listed $475,000 NTREIS
2026-02-17 Sold (Public Records) — Public Records
2021-12-06 Sold (MLS) — NTREIS
2021-10-31 Pending — NTREIS
2021-10-24 Contingent — NTREIS
2021-10-16 Price Changed $444,900 NTREIS
2021-10-06 Price Changed $442,000 NTREIS
2021-10-01 Price Changed $449,000 NTREIS
2021-09-30 Price Changed $450,000 NTREIS
2021-09-27 Relisted — NTREIS
2021-09-09 Pending — NTREIS
2021-09-04 Contingent — NTREIS
2021-08-28 Relisted — NTREIS
2021-08-27 Listing Removed — NTREIS
2021-08-07 Listed $449,900 NTREIS
2020-05-08 Listing Removed — NTREIS
2020-03-25 Listed $55,000 NTREIS
2003-11-05 Sold (Public Records) — Public Records

Property tax history

+32.8%/yr

Latest (2025): $11,622 · -0.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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