10536 Blackjack Oaks Dr · Dallas, TX 75227

$184,900

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 3 Days on market

Built 2000 4,182 sqft lot Est $245k · 24% under

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Why this score? — see what drove the D+ 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 +11.4/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Incredible Potential! This 3-bedroom, 2-bath home offers a fantastic opportunity for investors, first-time buyers, or anyone looking to add their personal touch and build equity. Featuring a functional floor plan and generous living spaces, this property is ready for updates and customization to suit your vision. Conveniently located just minutes from Downtown Dallas, you'll enjoy quick access to major highways, employment centers, dining, shopping, and entertainment. Whether you're searching for your next investment property, a renovation project, or an affordable place to call home, this property presents endless possibilities in a prime location. Don't miss the chan

Key facts

• Prime location
• 4,182 sq ft lot
• 2 garage spots

Tags

• FUNCTIONAL FLOOR PLAN
• GENEROUS LIVING SPACES
• QUICK ACCESS TO MAJOR HIGHWAYS
• PRIME LOCATION

Property features AI

Finance

• Other: Probate listing; Possession at closing/funding
• Financial info: Accepts Cash, Conventional and Other listing terms; No second mortgage information
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story; Built in 2000; Subdivision: Hillside Oaks Ph 05 01
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Wrought iron fencing; Lot dimensions approximately 42 x 100

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Simulated wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Two levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (1.5% below list).
• Recommended offer: $173k (6.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Edward Titche El (math 31% / reading 31%, grade F, #2,429 of 4,322 statewide, top 57%, 678 students, 99% FRL) — zoned schools average 99% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $173,366 (6.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $244,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10419 Blackjack Oaks Dr	0.09mi	3/2.0	1,371 (+0%)	2mo	$244,999	$179	92
2716 Oak Bend Ln	0.29mi	3/2.0	1,440 (+5%)	2mo	$259,000	$180	74
9923 Hustead St	0.59mi	3/2.0	1,422 (+4%)	1mo	$225,000	$158	63
1026 S Sam Houston Rd	0.41mi	2/1.0 (-1)	1,424 (+4%)	0mo	$300,000	$211	63
2718 Mossglen Dr	0.74mi	3/2.0	1,410 (+3%)	0mo	$297,000	$211	58
1314 Lorraine Ln	0.35mi	3/2.0	1,173 (-14%)	1mo	$250,000	$213	57
10922 Limestone Dr	0.60mi	3/2.0	1,268 (-7%)	5mo	$270,000	$213	54
9918 Cedar Mountain Cir	0.66mi	4/2.0 (+1)	1,284 (-6%)	3mo	$198,999	$155	50
1258 Robinhood Blvd	0.46mi	4/2.0 (+1)	1,548 (+13%)	2mo	$259,999	$168	48
9914 Cedar Mountain Cir	0.67mi	3/2.0	1,202 (-12%)	2mo	$200,000	$166	45
9957 Cedar Mountain Cir	0.70mi	3/2.0	1,196 (-13%)	2mo	$188,000	$157	43
2123 Nectar Dr	0.74mi	3/2.0	1,532 (+12%)	2mo	$220,000	$144	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-39,293
• Equity at exit: $27,569

10-year hold

• IRR: -30.4%
• Equity multiple: -0.15×
• Total profit: $-59,529
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$970
• Tax from tax record: −$458 /mo · $5,498/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-65

Break-even live

Break-even rent $1,905

Max offer price $173,366

Occupancy floor 99%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	7d	1	0.13mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	0.15mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	16d	1	0.15mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	20d	1	0.17mi
10320 Carolina Oaks Dr Dallas, TX	4.0	2.0	1453	$1,900	$1.31	7d	1	0.18mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	43d	1	0.22mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,865	$1.28	24d	1	0.29mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	43d	1	0.29mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	43d	1	0.30mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	43d	1	0.31mi
2703 Oak Bend Ln Dallas, TX	3.0	2.0	1611	$2,035	$1.26	43d	1	0.31mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	7d	1	0.34mi
2123 Chatham Square Ct Dallas, TX	4.0	2.5	1464	$2,500	$1.71	3d	1	0.39mi
10368 Wood Heights Dr Dallas, TX	4.0	2.5	1550	$2,085	$1.35	43d	1	0.41mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	43d	1	0.44mi
9920 Bluffcreek Dr Dallas, TX	4.0	2.0	1377	$2,191	$1.59	24d	1	0.46mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	16d	1	0.47mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	2d	1	0.49mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	43d	1	0.55mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,819	$1.90	43d	12	0.57mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	7d	1	0.59mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	43d	1	0.63mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	43d	1	0.66mi
1222 S Peachtree Rd Mesquite, TX	4.0	2.0	1750	$2,595	$1.48	2d	1	0.66mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	43d	1	0.66mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	13d	1	0.74mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	43d	1	0.75mi
2025 Norcross Dr Mesquite, TX	3.0	2.0	1281	$1,850	$1.44	43d	1	0.82mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	24d	1	0.83mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	24d	1	0.86mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	12d	1	0.86mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	19d	1	0.86mi
2722 N Saint Augustine Dr Dallas, TX	4.0	2.0	1310	$1,900	$1.45	24d	1	0.92mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	1d	1	0.93mi
926 Powell Rd Mesquite, TX	2.0	1.0	1126	$1,800	$1.60	43d	1	0.95mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	2d	21	0.96mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	43d	1	0.96mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	43d	1	0.97mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	1.00mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$999	$1.13	43d	1	1.00mi

Listing history 4 events

1. 2026-06-18
   days on market $184,900 Active 3 DOM
2. 2026-06-17
   days on market $184,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $184,900 Active 1 DOM

ⓘ 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: $5,498 · $458/mo
• Projected year-2 tax: $5,498 · $458/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 ≥110°F today · 24 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: $21,866
• − Mortgage interest: −$10,357
• − Property taxes: −$5,498
• − Insurance: −$924
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,379
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $126/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

1 event — show timeline

• 2026-06-15 Listed $184,900 NTREIS

Property tax history

+7.2%/yr

Latest (2025): $5,498 · -0.4% YoY. Source: county tax records.