4040 Wind River Dr · Dallas, TX 75216

$243,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 43 Days on market

Built 1956 8,320 sqft lot Est $234k · at est. ↓ 2% since listing

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +5.9/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFULLY RENOVATED HOME nestled in Dallas! This stunning 4-bedroom, 2-bath home offers modern style and comfortable living in one perfect package. The spacious open-concept floor plan is ideal for both relaxing and entertaining, featuring luxury vinyl plank flooring throughout the main areas. The fully updated kitchen shines with 42-inch cabinets, sleek quartz countertops, and modern appliances, while fresh interior and exterior paint give the entire home a bright, move-in-ready feel. A sunroom adds incredible versatility as a bonus space, perfect for a playroom. Enjoy peaceful surroundings with easy access to shopping, dining, and everything Downtown Dallas has to offer—schedule y

Key facts

• Quartz countertops
• 42-inch cabinets
• Modern appliances

Tags

• OPEN-CONCEPT FLOOR PLAN
• FULLY UPDATED KITCHEN
• 42-INCH CABINETS
• QUARTZ COUNTERTOPS
• MODERN APPLIANCES
• SUNROOM

Property features AI

Finance

• Other: No known restrictions
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway (no garage, no covered or carport spaces listed)
• Security: Owned security system; Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; No municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached to other units
• Construction: Built in 1956; Asphalt shingle roof; Concrete perimeter foundation; Slab foundation
• Exterior features: Lot less than 0.5 acre; Subdivision: MARSALIS PARK 2; See GPS for directions

Interior

• Kitchen: Granite countertops; Built-in cabinets; Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Gas water heater
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet (17 x 10); Bedroom (11 x 13); Bedroom (10 x 10); Bedroom (10 x 10)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Granite counters; Open floorplan; Walk-in closet(s); One living area; One dining area; 7 total rooms; Living room (17 x 11)
• Laundry & utility: No dedicated laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (18.0% below list).
• Recommended offer: $199k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Clara Oliver El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 204 students, 92% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,993/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $199,277 (18.0% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $234,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Vanette Ln	0.14mi	3/2.0	1,328 (+1%)	6mo	$280,000	$211	82
4045 Wind River Dr	0.03mi	4/2.0 (+1)	1,355 (+3%)	4mo	$249,990	$184	80
3924 Vanette Ln	0.13mi	3/2.0	1,196 (-9%)	2mo	$260,000	$217	74
4009 Summitt Ridge Dr	0.13mi	3/2.0	1,416 (+8%)	7mo	$249,900	$176	71
1226 Grinnell St	0.70mi	3/1.5	1,314 (+0%)	2mo	$175,000	$133	63
4231 Maryland Ave	0.38mi	3/1.0	1,160 (-12%)	4mo	$137,000	$118	60
4417 Utah Ave	0.67mi	3/1.0	1,246 (-5%)	2mo	$189,900	$152	59
4507 S Ewing Ave	0.64mi	4/2.0 (+1)	1,336 (+2%)	5mo	$249,900	$187	54
3535 Michigan Ave	0.39mi	3/2.0	1,150 (-12%)	10mo	$250,000	$217	50
3811 Malden Ln	0.71mi	4/2.0 (+1)	1,400 (+7%)	2mo	$250,000	$179	45
3715 Kushla Ave	0.64mi	4/2.0 (+1)	1,476 (+13%)	8mo	$255,000	$173	34
3413 Utah Ave	0.75mi	4/2.0 (+1)	1,147 (-12%)	10mo	$205,000	$179	27

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-47,705
• Equity at exit: $36,232

10-year hold

• IRR: -10.3%
• Equity multiple: 0.34×
• Total profit: $-44,968
• Equity at exit: $21,010

Cash invested: $68,040 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$369 /mo · $4,426/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-170

Break-even live

Break-even rent $2,208

Max offer price $212,952

Occupancy floor —

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	7d	1	0.24mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	43d	1	0.46mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	21d	1	0.73mi
3702 Conway St Dallas, TX	2.0–3.0	1.5–2.0	1033	$1,595	$1.54	1d	5	0.73mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	18d	1	0.74mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	0.80mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	43d	1	0.86mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	7d	1	0.89mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	7d	1	0.91mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,350	$1.71	15d	1	0.91mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	1d	1	0.98mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	7d	1	0.98mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	15d	1	1.00mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	43d	1	1.10mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	43d	1	1.12mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	43d	1	1.12mi
3311 S Vernon Ave Dallas, TX	1.0–2.0	1.0–1.5	929	$1,325	$1.43	1d	15	1.15mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	43d	1	1.18mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	43d	1	1.18mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	1.20mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	43d	1	1.20mi
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	2d	1	1.21mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	7d	1	1.26mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,300	$1.51	43d	1	1.36mi
1135 Holly Glen Cir Dallas, TX	3.0	2.0	1707	$3,400	$1.99	7d	1	1.41mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,099	$1.11	3d	6	1.42mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	24d	1	1.43mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	1.44mi
4921 Jade Dr Dallas, TX	3.0	2.0	1720	$1,800	$1.05	7d	1	1.47mi
4318 Lashley Dr Dallas, TX	3.0	2.0	1562	$2,100	$1.34	5d	1	1.48mi

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-04-08
   price $243,000
4. 2026-03-20
   listed $249,000 Active
5. 2025-04-30
   soldstatus
6. 2025-04-28
   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: $4,426 · $369/mo
• Projected year-2 tax: $4,447 · $371/mo
• Expected delta: +$21/yr (+$2/mo · 0.5%)

ⓘ 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 · 25 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: $23,913
• − Mortgage interest: −$13,612
• − Property taxes: −$4,426
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$7,069
• Taxable loss: −$6,235
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-545/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

-2.4% since first listed

6 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-08 Price Changed $243,000 NTREIS
• 2026-03-20 Listed $249,000 NTREIS
• 2025-04-30 Sold (Public Records) — Public Records
• 2025-04-28 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,426 · -0.4% YoY. Source: county tax records.