4731 Stokes St · Dallas, TX 75216

$165,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 31 Days on market

Built 1955 4,966 sqft lot ↓ 11% 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).

• Cash flow +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable home is ready for you! Families Welcome! Listing: AS IS and Investors Welcome Make this your New Home Sweet Home! 10 min. From Downtown Dallas! Won’t last long!! This area is growing quickly… Buyer to verify all schools as Dr. Frederick Douglass Todd Sr is the middle school and not listed as a choice (previous school name Sarah Zumwalt) Buyer to verify sq ft. And Survey is available.

Key facts

• Remodeled home
• 4,966 sq ft lot
• Built 1955

Tags

• REMODELED HOME
• 10 MIN FROM DOWNTOWN DALLAS

Property features AI

Finance

• Other: Property is not attached (detached); No accessibility features indicated
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Unpaved parking
• Utilities: City water; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1955
• Exterior features: Lot is approximately 0.11 acre; Subdivision: Hines

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Open floorplan; One living area; Total room count: 3; Levels: One
• Laundry & utility: No specific laundry/utility features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Elisha M Pease El (math 18% / reading 24%, grade F, #3,492 of 4,322 statewide, top 81%, 817 students, 98% FRL) — zoned schools average 98% FRL vs 83% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-12 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 (+4.2%/yr); 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $223
• Equity at exit: $24,602

10-year hold

• IRR: 11.0%
• Equity multiple: 1.91×
• Total profit: $42,226
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

ZIP-level market 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $384

Break-even live

Break-even rent $1,516

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4804 Fellows Ln Dallas, TX	4.0	2.0	1124	$1,850	$1.65	7d	1	0.16mi
4750 Burma Rd Dallas, TX	3.0	2.0	1090	$1,499	$1.38	24d	1	0.34mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 31 DOM
2. 2026-06-17
   days on market $165,000 Active 30 DOM
3. 2026-06-16
   days on market $165,000 Active 29 DOM
4. 2026-06-15
   days on market $165,000 Active 28 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 26 DOM
6. 2026-06-09
   days on market $177,500 Active 22 DOM
7. 2026-06-08
   days on market $177,500 Active 21 DOM
8. 2026-06-07
   days on market $177,500 Active 20 DOM
9. 2026-06-04
   days on market $177,500 Active 17 DOM
10. 2026-06-03
    days on market $177,500 Active 16 DOM
11. 2026-06-02
    days on market $177,500 Active 15 DOM
12. 2026-06-01
    days on market $177,500 Active 14 DOM
13. 2026-05-31
    days on market $177,500 Active 13 DOM
14. 2026-05-18
    listed $177,500 Active
15. 2025-05-02
    historical
16. 2025-04-01
    price $189,900
17. 2025-03-15
    price $194,900
18. 2025-02-11
    listed $199,900 Active
19. 2023-12-27
    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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,022
• − Mortgage interest: −$9,243
• − Property taxes: −$3,163
• − Insurance: −$825
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$4,800
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $4,091/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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 (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

-11.2% since first listed

6 events — show timeline

• 2026-05-18 Listed $177,500 NTREIS
• 2025-05-02 Listing Removed — NTREIS
• 2025-04-01 Price Changed $189,900 NTREIS
• 2025-03-15 Price Changed $194,900 NTREIS
• 2025-02-11 Listed $199,900 NTREIS
• 2023-12-27 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,163 · +8.1% YoY. Source: county tax records.