3706 Kimballdale Dr · Dallas, TX 75233

$250,000

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 74 Days on market

Built 1963 10,193 sqft lot Est $315k · 21% under ↓ 23% 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 +13.5/30.0
• Appreciation +7.1/10.0
• 1% rule +5.4/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Multiple offers received, highest and best due by 1p Friday Jan 30. This spacious 3bed, 2bath, 2car garage home offers two living areas and two dining spaces, giving you all the room you need to spread out, entertain, or create the perfect work-from-home setup. Located just south of Downtown Dallas, enjoy quick access to Loop 12, I35, 67, I20 and nearby favorites like Dallas Executive Airport, Kiest Park, Dallas Zoo, and Bishop Arts district. Students and faculty will love the convenience of being close to Dallas Baptist University and only a short drive to Paul Quinn College. This property has recently appraised at $300,000 in as-is condition, making it an incredible opportunity to add you

Key facts

• Two dining spaces
• Quick access to 67
• Two living areas

Tags

• TWO LIVING AREAS
• TWO DINING SPACES
• QUICK ACCESS TO LOOP 12
• QUICK ACCESS TO I35
• QUICK ACCESS TO 67
• QUICK ACCESS TO I20

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $10 ($124/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: John W Carpenter El (math 15% / reading 54%, grade F, #1,994 of 4,322 statewide, top 46%, 184 students, 98% FRL).
• Market conditions: 47 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $314,943
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3734 Kimball Ridge Dr	0.10mi	3/2.0	1,718 (-0%)	3mo	$335,500	$195	93
3828 Kimball Ridge Dr	0.06mi	3/2.0	1,682 (-2%)	4mo	$215,000	$128	90
3819 Kimball Ridge Cir	0.13mi	3/2.5	1,745 (+1%)	3mo	$365,000	$209	87
3412 Old Colony Rd	0.26mi	3/2.5	1,822 (+6%)	2mo	$435,000	$239	74
3539 Los Angeles Blvd	0.50mi	3/2.0	1,760 (+2%)	2mo	$310,000	$176	71
3841 Shady Hollow Ln	0.19mi	4/2.0 (+1)	1,965 (+14%)	8mo	$359,000	$183	56
3423 Los Angeles Blvd	0.61mi	3/2.0	1,639 (-5%)	10mo	$298,000	$182	55
3412 Springwood Ln	0.53mi	3/2.0	1,849 (+7%)	15mo	$380,000	$206	51
3504 S Ravinia Dr	0.72mi	3/2.0	1,789 (+4%)	14mo	$285,000	$159	48
3224 Mapleleaf Cir	0.52mi	3/2.0	1,885 (+10%)	14mo	$286,500	$152	48
3740 Kiestcrest Dr	0.47mi	4/3.0 (+1)	1,846 (+7%)	14mo	$386,000	$209	46
3427 Los Angeles Blvd	0.60mi	3/2.0	1,551 (-10%)	14mo	$249,500	$161	44

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.67×
• Total profit: $46,790
• Equity at exit: $129,197

10-year hold

• IRR: 12.6%
• Equity multiple: 3.11×
• Total profit: $147,484
• Equity at exit: $213,284

Cash invested: $70,000 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 47
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$635 /mo · $7,619/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $10

Break-even live

Break-even rent $2,595

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $81	+0% $10	+5% $-60	+10% $-131
Rent	-10% $-196	-5% $-93	+0% $10	+5% $113	+10% $216
Rate	-1.0pp $136	-0.5pp $74	base $10	+0.5pp $-54	+1.0pp $-120

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Kimball Ridge Dr Dallas, TX	3.0	3.0	2135	$3,200	$1.50	19d	1	0.07mi
3901 Altoona Dr Dallas, TX	2.0–4.0	1.5	1367	$1,650	$1.21	3d	4	0.59mi
3243 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	8d	1	0.62mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	21d	1	0.62mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	44d	1	0.62mi
3240 Springwood Ln Dallas, TX	3.0	2.0	1840	$2,099	$1.14	17d	1	0.64mi
3217 Cedarcroft Ln Dallas, TX	3.0	3.0	1558	$2,200	$1.41	44d	1	0.65mi
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	8d	1	0.66mi
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	6d	1	0.66mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	21d	1	1.19mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	21d	1	1.19mi
4520 Wyoming St Dallas, TX	3.0	1.0	1250	$1,750	$1.40	25d	1	1.45mi

Listing history 8 events

1. 2026-02-17
   status Pending
2. 2026-02-12
   historical Active Option Contract
3. 2026-02-09
   status Active
4. 2026-02-03
   historical Active Option Contract
5. 2026-01-24
   price $250,000
6. 2025-12-16
   price $290,000
7. 2025-12-05
   listed $325,000 Active
8. 1986-10-31
   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: $7,619 · $635/mo
• Projected year-2 tax: $7,619 · $635/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 · 24 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: $31,298
• − Mortgage interest: −$14,004
• − Property taxes: −$7,619
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$7,273
• Taxable loss: −$3,855
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $1,049/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
• City population: 1,168,437
• Population (ZIP): 15,775

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% 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: ▲ 4.17%
• Current HPI: 370.9766
• Rent YoY: —
• Metro: —
• 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

-23.1% since first listed

8 events — show timeline

• 2026-02-17 Pending — NTREIS
• 2026-02-12 Contingent — NTREIS
• 2026-02-09 Relisted — NTREIS
• 2026-02-03 Contingent — NTREIS
• 2026-01-24 Price Changed $250,000 NTREIS
• 2025-12-16 Price Changed $290,000 NTREIS
• 2025-12-05 Listed $325,000 NTREIS
• 1986-10-31 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $7,619 · -0.4% YoY. Source: county tax records.