4306 Jamaica St · Dallas, TX 75210

$232,500

1 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 123 Days on market

Built 1936 5,924 sqft lot $181/sqft · 18% above area Est $239k · at est. ↓ 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 +18.3/30.0
• ARV discount +8.7/15.0
• DSCR +5.7/10.0
• Appreciation +5.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

Key facts

• Covered front porch
• Rich wood flooring
• Wood privacy fence

Tags

• OPEN-CONCEPT LAYOUT
• RICH WOOD FLOORING
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• WOOD PRIVACY FENCE
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (3.0% below list).
• Recommended offer: $205k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 80 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $4k of equity ($2k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $65k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $204,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $239,082
• List price: $232,500
• Delta: -2.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Metropolitan Ave	0.12mi	2/1.0 (+1)	1,140 (-12%)	12mo	$130,000	$114	60
4222 Carl St	0.22mi	2/1.0 (+1)	1,116 (-13%)	4mo	$79,000	$71	59
4110 Carl	0.26mi	2/1.0 (+1)	1,095 (-15%)	8mo	$115,000	$105	52
3607 Carpenter Ave	0.63mi	2/2.0 (+1)	1,234 (-4%)	18mo	$159,900	$130	39

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.29×
• Total profit: $18,610
• Equity at exit: $80,179

10-year hold

• IRR: 9.8%
• Equity multiple: 2.20×
• Total profit: $78,221
• Equity at exit: $107,177

Cash invested: $65,100 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $212

Break-even live

Break-even rent $1,987

Max offer price $232,500

Occupancy floor 86%

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	0.54mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.76mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.76mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.76mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	43d	1	0.76mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.76mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	43d	1	1.15mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	43d	1	1.15mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	1.16mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	2d	1	1.20mi
5110 Lindsley Ave Dallas, TX	2.0	2.0	1340	$2,400	$1.79	43d	1	1.29mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	7d	5	1.33mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	2d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $232,500 Active 123 DOM
2. 2026-06-17
   days on market $232,500 Active 122 DOM
3. 2026-06-16
   days on market $232,500 Active 121 DOM
4. 2026-06-15
   days on market $232,500 Active 120 DOM
5. 2026-06-13
   days on market $232,500 Active 118 DOM
6. 2026-06-09
   days on market $232,500 Active 114 DOM
7. 2026-06-08
   days on market $232,500 Active 113 DOM
8. 2026-06-07
   days on market $232,500 Active 112 DOM
9. 2026-06-04
   pricedays on market $232,500 Active 109 DOM
10. 2026-06-03
    days on market $244,800 Active 108 DOM
11. 2026-06-02
    days on market $244,800 Active 107 DOM
12. 2026-06-02
    days on market $244,800 Active 106 DOM
13. 2026-05-31
    days on market $244,800 Active 105 DOM
14. 2026-05-13
    price $244,900 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

15. 2026-04-29
    price $249,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

16. 2026-04-23
    price $255,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

17. 2026-04-13
    price $259,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

18. 2026-04-02
    price $265,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

19. 2026-03-16
    price $269,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

20. 2026-02-15
    listed $275,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this beautifully updated home offering the perfect blend of modern finishes and classic charm. Step inside to an inviting open-concept layout featuring rich wood flooring, abundant natural light, and a seamless flow between the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with sleek white cabinetry, elegant countertops, stainless steel appliances, a stylish subway tile backsplash, and ample storage space. The open dining area provides a perfect setting for gatherings, while the spacious living area creates a warm and welcoming atmosphere. Outside, enjoy the charming curb appeal highlighted by fresh exterior paint, a covered front porch, and a newly installed wood privacy fence—perfect for relaxing or entertaining outdoors. Conveniently located with easy access to downtown, major highways, dining, and entertainment, this move-in ready home is a fantastic opportunity for homeowners and investors alike.

21. 2025-07-17
    soldstatus
22. 2025-03-17
    soldstatus
23. 2025-02-19
    soldstatus
24. 2024-06-21
    soldstatus
25. 2024-06-21
    soldstatus
26. 2024-05-15
    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: $3,046 · $254/mo
• Projected year-2 tax: $4,255 · $355/mo
• Expected delta: +$1,208/yr (+$101/mo · 39.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 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: $27,066
• − Mortgage interest: −$13,024
• − Property taxes: −$3,046
• − Insurance: −$1,162
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$6,764
• Taxable loss: −$1,261
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $2,845/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): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• 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

-10.9% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $244,900 NTREIS
• 2026-04-29 Price Changed $249,000 NTREIS
• 2026-04-23 Price Changed $255,000 NTREIS
• 2026-04-13 Price Changed $259,000 NTREIS
• 2026-04-02 Price Changed $265,000 NTREIS
• 2026-03-16 Price Changed $269,000 NTREIS
• 2026-02-15 Listed $275,000 NTREIS
• 2025-07-17 Sold (Public Records) — Public Records
• 2025-03-17 Sold (Public Records) — Public Records
• 2025-02-19 Sold (Public Records) — Public Records
• 2024-06-21 Sold (Public Records) — Public Records
• 2024-06-21 Sold (Public Records) — Public Records
• 2024-05-15 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,046 · -0.4% YoY. Source: county tax records.