9551 Gonzales Dr · Dallas, TX 75227

$127,000

2 bd · 1.0 ba · 940 sqft · MultiFamily public records · 79 Days on market

Built 1982 3,311 sqft lot $135/sqft · 28% below area Est $177k · 28% under ↓ 23% since listing

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

New Listing in Dallas Investor Opportunity! Located at 9551 Gonzalez Drive, this charming 2-bedroom half-duplex is the perfect opportunity for investors or savvy buyers ready to add value and build equity! This property offers a functional layout with great bones, making it an ideal canvas for light updates and customization. With a little TLC, this one can truly shine whether you’re looking to flip, rent, or make it your own. Spacious living area with great natural flow, Cozy backyard perfect for relaxing or entertaining, minutes from C.A. Tatum Jr. Elementary School, Quick access to major highways including 635 for easy commuting.This is a priced-to-sell deal with strong upside potential. Whether you’re an investor searching for your next rental or a homeowner ready to create your vision, this property checks all the boxes. Opportunities like this in Dallas don’t last long—especially at this price point! Schedule your tour today before it’s gone!

Key facts

• Half-duplex
• Cozy backyard
• Functional layout

Tags

• HALF-DUPLEX
• FUNCTIONAL LAYOUT
• COZY BACKYARD
• QUICK ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $127k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (-0.4%/yr); 179 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (median comp): $177,017
• List price: $127,000
• Delta: -28.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-9,270
• Equity at exit: $18,936

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-5,175
• Equity at exit: $10,981

Cash invested: $35,560 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$666
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $249

Break-even live

Break-even rent $1,266

Max offer price $127,000

Occupancy floor 79%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	2d	21	0.42mi
4051 Renee Dr Dallas, TX	2.0	1.0	1056	$2,050	$1.94	43d	1	0.64mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	24d	1	1.05mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	13d	1	1.05mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	19d	1	1.05mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	1.05mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	4d	1	1.16mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	7d	1	1.16mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	43d	1	1.21mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	43d	1	1.22mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	20d	1	1.23mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	43d	1	1.26mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	17d	1	1.28mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	1.28mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	43d	1	1.29mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	43d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $127,000 Active 79 DOM
2. 2026-06-17
   days on market $127,000 Active 78 DOM
3. 2026-06-16
   days on market $127,000 Active 77 DOM
4. 2026-06-15
   days on market $127,000 Active 76 DOM
5. 2026-06-13
   days on market $127,000 Active 74 DOM
6. 2026-06-09
   days on market $127,000 Active 70 DOM
7. 2026-06-08
   days on market $127,000 Active 69 DOM
8. 2026-06-07
   days on market $127,000 Active 68 DOM
9. 2026-06-04
   days on market $127,000 Active 65 DOM
10. 2026-06-03
    days on market $127,000 Active 64 DOM
11. 2026-06-02
    days on market $127,000 Active 63 DOM
12. 2026-06-01
    days on market $127,000 Active 62 DOM
13. 2026-05-31
    days on market $127,000 Active 61 DOM
14. 2026-05-13
    price $127,000 993-char remark

    Show marketing remark (993 chars)

    New Listing in Dallas Investor Opportunity! Located at 9551 Gonzalez Drive, this charming 2-bedroom half-duplex is the perfect opportunity for investors or savvy buyers ready to add value and build equity! This property offers a functional layout with great bones, making it an ideal canvas for light updates and customization. With a little TLC, this one can truly shine whether you’re looking to flip, rent, or make it your own. Spacious living area with great natural flow, Cozy backyard perfect for relaxing or entertaining, minutes from C.A. Tatum Jr. Elementary School, Quick access to major highways including 635 for easy commuting.This is a priced-to-sell deal with strong upside potential. Whether you’re an investor searching for your next rental or a homeowner ready to create your vision, this property checks all the boxes. Opportunities like this in Dallas don’t last long—especially at this price point! Schedule your tour today before it’s gone!

15. 2026-03-31
    listed $132,000 Active 993-char remark

    Show marketing remark (993 chars)

    New Listing in Dallas Investor Opportunity! Located at 9551 Gonzalez Drive, this charming 2-bedroom half-duplex is the perfect opportunity for investors or savvy buyers ready to add value and build equity! This property offers a functional layout with great bones, making it an ideal canvas for light updates and customization. With a little TLC, this one can truly shine whether you’re looking to flip, rent, or make it your own. Spacious living area with great natural flow, Cozy backyard perfect for relaxing or entertaining, minutes from C.A. Tatum Jr. Elementary School, Quick access to major highways including 635 for easy commuting.This is a priced-to-sell deal with strong upside potential. Whether you’re an investor searching for your next rental or a homeowner ready to create your vision, this property checks all the boxes. Opportunities like this in Dallas don’t last long—especially at this price point! Schedule your tour today before it’s gone!

16. 2025-04-21
    historical
17. 2025-04-07
    listed $165,000
18. 2018-09-06
    soldstatus
19. 1995-09-13
    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: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,974
• − Mortgage interest: −$7,114
• − Property taxes: −$3,377
• − Insurance: −$635
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$3,695
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,717/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-23.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $127,000 NTREIS
• 2026-03-31 Listed $132,000 NTREIS
• 2025-04-21 Listing Removed — NTREIS
• 2025-04-07 Listed $165,000 NTREIS
• 2018-09-06 Sold (Public Records) — Public Records
• 1995-09-13 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,377 · -0.4% YoY. Source: county tax records.