3806 Crozier St · Dallas, TX 75215

$75,000

1 bd · 1.0 ba · 574 sqft · SingleFamily public records · 7 Days on market

Built 1926 3,441 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0

Key facts

• 3,441 sq ft lot
• Built 1926
• Listed 6 days

Property features AI

Finance

• Other: Property type: Single Family Residence; Subdivision: Jenkins & Broughtons; County: Dallas
• Financial info: Treated as clear for loan purposes; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: No covered parking or carport; no parking features listed
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single-family residence (Residential); Built in 1926
• Construction: Year built: 1926
• Exterior features: Lot is smaller than 0.5 acre (about 0.079 acres); Property is subdivided

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom (Primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.2% 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: Charles Rice Learning Center (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 433 students, 98% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $592 appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 7.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $75,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.23%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $151,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3913 Crozier St	0.10mi	1/1.0	594 (+4%)	17mo	$87,550	$147	75
2223 Marburg St	0.52mi	1/1.0	512 (-11%)	11mo	$135,000	$264	48

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

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.41×
• Total profit: $29,537
• Equity at exit: $24,784

10-year hold

• IRR: 32.1%
• Equity multiple: 5.42×
• Total profit: $92,757
• Equity at exit: $32,312

Cash invested: $21,000 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$393
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $372

Break-even live

Break-even rent $712

Max offer price $75,000

Occupancy floor 64%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 Pear St Unit 1 Dallas, TX	2.0	1.0	605	$875	$1.45	44d	1	0.49mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	11d	1	1.03mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	1.12mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	14d	1	1.30mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$1,778	$2.17	3d	54	1.36mi
2016 S Ervay St Unit A1 Dallas, TX	1.0	1.0	660	$1,449	$2.20	44d	1	1.36mi
2016 S Ervay St Unit S1 Dallas, TX	—	1.0	540	$1,355	$2.51	44d	1	1.36mi
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	44d	1	1.42mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$1,426	$1.73	44d	19	1.42mi
4228 Copeland St Unit A Dallas, TX	1.0	1.0	468	$750	$1.60	24d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   days on market $75,000 Active 7 DOM
2. 2026-06-17
   days on market $75,000 Active 6 DOM
3. 2026-06-16
   days on market $75,000 Active 5 DOM
4. 2026-06-15
   days on market $75,000 Active 4 DOM
5. 2026-06-13
   listed $75,000 Active 2 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,183
• − Mortgage interest: −$4,201
• − Property taxes: −$1,651
• − Insurance: −$375
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,182
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,618/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

3 events — show timeline

• 2026-06-11 Listed $75,000 NTREIS
• 2025-09-10 Sold (Public Records) — Public Records
• 2003-12-22 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,651 · -24.5% YoY. Source: county tax records.