2513 Crossman Ave · Dallas, TX 75212

$458,000

4 bd · 4.5 ba · 2,550 sqft · SingleFamily · 233 Days on market

Built 2022 Excellent condition 6,150 sqft lot $180/sqft · 21% below area Est $579k · 21% under ↓ 31% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +2.8/10.0
• Rent growth +1.4/5.0

Listing remarks MLS

Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

Key facts

• Spa style bathroom
• Large island
• 6,150 sq ft lot

Tags

• CLEAN CONTEMPORARY DESIGN
• CHEF INSPIRED KITCHEN
• FULLY FENCED BACKYARD
• PRIVATE PRIMARY SUITE
• SPA STYLE BATHROOM
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $458k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $440k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $385k (16.0% below list).
• Recommended offer: $385k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 falling (-4.2%/yr); 249 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $3,847/mo this rent would consume 77% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 12986% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $384,697 (16.0% 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 233 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $578,981
• List price: $458,000
• Delta: -20.90%
• 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
2419 Crossman Ave	0.04mi	4/4.5	2,572 (+1%)	0mo	$444,900	$173	96
1117 Tea Olive Ln	0.15mi	3/3.5 (-1)	2,597 (+2%)	1mo	$569,999	$219	80
923 Walkway St	0.21mi	3/3.5 (-1)	2,562 (+0%)	2mo	$619,000	$242	78
3105 Crossman Ave	0.30mi	5/3.0 (+1)	2,548 (-0%)	0mo	$589,900	$232	74
1723 N Edgefield Ave	0.50mi	4/2.5	2,570 (+1%)	1mo	$575,000	$224	67
2513 El Camino Ln	0.12mi	3/3.5 (-1)	2,237 (-12%)	2mo	$499,000	$223	64
2452 Carmelita St	0.16mi	3/3.5 (-1)	2,224 (-13%)	2mo	$445,000	$200	60
3510 Navaro St	0.73mi	4/3.5	2,644 (+4%)	2mo	$599,000	$227	54
1711 Morris St	0.65mi	5/3.5 (+1)	2,643 (+4%)	2mo	$684,900	$259	53
1843 Pollard St	0.54mi	3/3.5 (-1)	2,250 (-12%)	0mo	$545,000	$242	46
1720 Morris St	0.64mi	4/2.5	2,300 (-10%)	2mo	$599,000	$260	44
3343 Parvia Ave	0.69mi	3/2.5 (-1)	2,205 (-14%)	2mo	$558,900	$253	31

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: 22.5%
• Equity multiple: 2.80×
• Total profit: $230,196
• Equity at exit: $412,603

10-year hold

• IRR: 19.5%
• Equity multiple: 6.18×
• Total profit: $664,131
• Equity at exit: $889,793

Cash invested: $128,240 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,847 high
• Mortgage (P&I): −$2,402
• Tax est. 1.5%: −$572 /mo · $6,870/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $-126

Break-even live

Break-even rent $4,007

Max offer price $439,763

Occupancy floor 98%

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: $114,500
• Closing costs: $13,740
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	12d	1	0.11mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	43d	1	0.13mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	24d	1	0.14mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	12d	1	0.14mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	43d	1	0.15mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	7d	1	0.15mi
935 Muncie Ave Unit 935 Dallas, TX	5.0	5.0	3000	$6,700	$2.23	7d	1	0.16mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	3d	1	0.17mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	43d	1	0.17mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	24d	1	0.17mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	24d	1	0.20mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	43d	1	0.21mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	43d	1	0.35mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	15d	1	0.43mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,486	$2.52	6d	1	0.44mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	43d	1	0.45mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	21d	1	0.45mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	1d	5	0.49mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	43d	1	0.51mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	43d	1	0.54mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	43d	1	0.56mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	43d	1	0.60mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	10d	1	0.60mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,925	$1.67	1d	21	0.64mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	43d	1	0.75mi
3210 Herbert St Dallas, TX	5.0	4.0	3200	$6,500	$2.03	43d	1	0.76mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	7d	1	0.77mi
1526 Life Ave Dallas, TX	5.0	4.0	3300	$6,500	$1.97	43d	1	0.80mi
3319 Wake St Dallas, TX	5.0	3.5	3665	$6,500	$1.77	43d	1	0.82mi
919 Knott Pl Dallas, TX	4.0	3.5	3087	$6,950	$2.25	4d	1	0.83mi
919 Knott Pl Dallas, TX	4.0	3.5	3210	$7,900	$2.46	43d	1	0.83mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	20d	1	0.91mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	43d	1	1.05mi
4022 Ivanhoe Ln Dallas, TX	4.0	2.5	2042	$2,795	$1.37	43d	1	1.44mi
843 N Clinton Ave Dallas, TX	4.0	3.0	2628	$3,200	$1.22	43d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $458,000 Active 233 DOM
2. 2026-06-17
   days on market $458,000 Active 232 DOM
3. 2026-06-16
   days on market $458,000 Active 231 DOM
4. 2026-06-15
   days on market $458,000 Active 230 DOM
5. 2026-06-13
   days on market $458,000 Active 228 DOM
6. 2026-06-09
   days on market $458,000 Active 224 DOM
7. 2026-06-08
   days on market $458,000 Active 223 DOM
8. 2026-06-07
   days on market $458,000 Active 222 DOM
9. 2026-06-04
   days on market $458,000 Active 219 DOM
10. 2026-06-03
    days on market $458,000 Active 218 DOM
11. 2026-06-02
    days on market $458,000 Active 217 DOM
12. 2026-06-02
    days on market $458,000 Active 216 DOM
13. 2026-05-31
    days on market $458,000 Active 215 DOM
14. 2026-04-29
    price $469,999 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

15. 2026-04-04
    historical $3,500
16. 2026-03-13
    price $479,900 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

17. 2026-02-26
    listed $3,500
18. 2026-02-05
    price $489,000 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

19. 2025-11-10
    status Active 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

20. 2025-11-03
    historical Active Option Contract 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

21. 2025-10-27
    listed $499,000 Active 1525-char remark

    Show marketing remark (1525 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft home, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

22. 2025-08-19
    historical
23. 2025-07-24
    listed $515,000 Active
24. 2025-01-20
    historical
25. 2024-12-14
    historical $3,700
26. 2024-10-11
    listed $3,700
27. 2024-10-09
    listed $539,000 Active
28. 2024-07-16
    historical
29. 2024-06-27
    price $549,000
30. 2024-06-08
    listed $569,000 Active
31. 2023-10-31
    historical
32. 2023-08-31
    price $649,900
33. 2023-08-10
    status Active
34. 2023-07-25
    listed $679,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,164
• − Mortgage interest: −$25,655
• − Property taxes: −$6,870
• − Insurance: −$2,290
• − Repairs & maintenance: −$3,693
• − Management: −$3,693
• − Depreciation: −$13,324
• Taxable loss: −$9,361
• Est. tax savings @ 24.0%: +$2,247
• After-tax cash flow: $734/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 · 6 photos

Excellent 95/100 None rehab

This modern single-family home in West Dallas is in excellent condition with no visible repairs needed. It offers a high-ROI opportunity for investors looking to capitalize on its prime location and contemporary design.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior paint touch-ups — Fresh paint can make a home look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior paint touch-ups — Fresh paint can make a home look more inviting and modern. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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: 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-30.9% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $469,999 NTREIS
• 2026-04-04 Rental Removed $3,500 NTREIS
• 2026-03-13 Price Changed $479,900 NTREIS
• 2026-02-26 Listed for Rent $3,500 NTREIS
• 2026-02-05 Price Changed $489,000 NTREIS
• 2025-11-10 Relisted — NTREIS
• 2025-11-03 Contingent — NTREIS
• 2025-10-27 Listed $499,000 NTREIS
• 2025-08-19 Listing Removed — NTREIS
• 2025-07-24 Listed $515,000 NTREIS
• 2025-01-20 Listing Removed — NTREIS
• 2024-12-14 Rental Removed $3,700 NTREIS
• 2024-10-11 Listed for Rent $3,700 NTREIS
• 2024-10-09 Listed $539,000 NTREIS
• 2024-07-16 Listing Removed — NTREIS
• 2024-06-27 Price Changed $549,000 NTREIS
• 2024-06-08 Listed $569,000 NTREIS
• 2023-10-31 Listing Removed — NTREIS
• 2023-08-31 Price Changed $649,900 NTREIS
• 2023-08-10 Relisted — NTREIS
• 2023-07-25 Listed $679,900 NTREIS