6015 E University Blvd · Dallas, TX 75206

$195,000

1 bd · 1.0 ba · 980 sqft · Townhouse · 173 Days on market

Built 1964 Average condition $199/sqft · 20% below area Est $244k · 20% 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 +11.1/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice quiet and safe neighborhood near SMU campus, grocery stores and gyms.

Key facts

• Near smu campus
• Near gyms
• Near grocery stores

Tags

• NEAR SMU CAMPUS
• NEAR GROCERY STORES
• NEAR GYMS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $195k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-77 ($-928/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (17.5% below list).
• Recommended offer: $161k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Mockingbird El (math 63% / reading 65%, grade B, #283 of 4,322 statewide, top 7%, 673 students, 23% FRL); J L Long Middle (math 36% / reading 38%, grade F, #756 of 1,662 statewide, top 47%, 1,127 students, 60% FRL); Woodrow Wilson H S (math 56% / reading 41%, grade D, #560 of 1,632 statewide, top 35%, 1,809 students, 36% FRL) — zoned schools average 40% FRL vs 83% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.3%/yr); 430 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

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

• It's been on market 173 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,796 (17.5% 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 173 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $244,002
• List price: $195,000
• Delta: -20.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6015 E University Blvd #126	0.01mi	1/1.0	924 (-6%)	0mo	$165,000	$179	90
5130 Amesbury Dr #103	0.20mi	2/2.0 (+1)	972 (-1%)	1mo	$205,000	$211	80
4800 Northway Dr Unit 16 B	0.33mi	1/1.5	940 (-4%)	1mo	$199,000	$212	75
6077 Milton St #137	0.17mi	2/2.0 (+1)	955 (-3%)	5mo	$209,000	$219	75
5818 E University Blvd #223	0.25mi	2/2.0 (+1)	945 (-4%)	0mo	$160,000	$169	73
5910 Sandhurst Ln #241	0.23mi	2/2.0 (+1)	1,050 (+7%)	0mo	$289,999	$276	68
5926 Sandhurst Ln #123	0.23mi	2/2.0 (+1)	1,050 (+7%)	1mo	$300,000	$286	68
5757 E University Blvd Unit 22F	0.34mi	2/1.5 (+1)	914 (-7%)	2mo	$199,000	$218	64
5911 E University Blvd #206	0.12mi	2/2.0 (+1)	1,118 (+14%)	2mo	$179,000	$160	60
5936 Sandhurst Ln #112	0.24mi	2/2.0 (+1)	1,080 (+10%)	5mo	$275,000	$255	59
5917 E University Blvd #215	0.14mi	2/2.0 (+1)	1,118 (+14%)	5mo	$300,000	$268	57
4800 Northway Dr Unit 4B	0.33mi	2/2.5 (+1)	1,100 (+12%)	1mo	$249,000	$226	52

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 · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-39,265
• Equity at exit: $29,075

10-year hold

• IRR: -19.0%
• Equity multiple: 0.06×
• Total profit: $-51,399
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 59 active · 11 under contract
• Months of supply: 11.8 mo (8%/mo absorbed)
• Median asking: $224,900 ($230/sqft)
• Median days on market: 70 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +8.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75206

• Rents YoY: 1.3%
• Active inventory: 430
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-77

Break-even live

Break-even rent $1,706

Max offer price $183,813

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-10	+0% $-77	+5% $-145	+10% $-212
Rent	-10% $-204	-5% $-141	+0% $-77	+5% $-14	+10% $50
Rate	-1.0pp $21	-0.5pp $-28	base $-77	+0.5pp $-128	+1.0pp $-179

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 E University Blvd Unit 223G Dallas, TX	2.0	1.0	924	$1,300	$1.41	93d	1	0.03mi
5952 E University Blvd Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.08mi
5937 E University Blvd Dallas, TX	2.0	2.0	1118	$1,650	$1.48	73d	1	0.08mi
5938 E University Blvd Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.08mi
6024 E University Blvd Unit 165 Dallas, TX	1.0	1.0	842	$1,359	$1.61	93d	1	0.08mi
6024 E University Blvd Unit 1135 Dallas, TX	1.0	1.0	910	$1,442	$1.58	93d	1	0.08mi
5911 E University Blvd Dallas, TX	2.0	2.0	1118	$1,875	$1.68	16d	1	0.12mi
5930 Birchbrook Dr #217 Dallas, TX	2.0	2.0	1004	$1,600	$1.59	16d	1	0.13mi
5930 Birchbrook Dr Dallas, TX	2.0	2.0	1016	$1,650	$1.62	21d	1	0.13mi
5919 Birchbrook Dr Dallas, TX	2.0–3.0	2.0	1197	$1,629	$1.36	0d	7	0.13mi
5916 Birchbrook Dr Dallas, TX	1.0–2.0	1.0–2.0	886	$1,600	$1.81	93d	2	0.14mi
5912 E University Blvd Dallas, TX	1.0	1.0	774	$1,432	$1.85	73d	1	0.14mi
5920 E University Blvd Dallas, TX	2.0	1.0–2.0	912	$1,945	$2.13	0d	24	0.15mi
5920 E University Blvd Unit 5943 Dallas, TX	2.0	2.0	1070	$2,403	$2.25	47d	1	0.15mi
5920 E University Blvd Unit 5962 Dallas, TX	1.0	1.0	595	$1,723	$2.90	47d	1	0.15mi
5920 E University Blvd Unit 310 Dallas, TX	1.0	1.0	595	$1,680	$2.82	52d	1	0.15mi
5920 E University Blvd Unit 5935 Dallas, TX	1.0	1.0	701	$1,743	$2.49	47d	1	0.15mi
5920 E University Blvd Unit 510 Dallas, TX	2.0	2.0	1070	$2,360	$2.21	52d	1	0.15mi
5920 E University Blvd Unit 410 Dallas, TX	1.0	1.0	701	$1,700	$2.43	52d	1	0.15mi
5909 Birchbrook Dr Dallas, TX	2.0–3.0	2.0	1174	$1,710	$1.46	93d	2	0.15mi
5909 Birchbrook Dr #123 Dallas, TX	2.0	2.0	1124	$1,595	$1.42	0d	1	0.15mi
5909 Birchbrook Dr #133 Dallas, TX	2.0	2.0	1124	$1,650	$1.47	0d	1	0.15mi
5909 Birchbrook Dr #233 Dallas, TX	2.0	2.0	1124	$1,599	$1.42	0d	1	0.15mi
5909 Birchbrook Dr #223 Dallas, TX	2.0	2.0	1120	$1,699	$1.52	3d	1	0.15mi
5916 Birchbrook Dr #228 Dallas, TX	1.0	1.0	727	$1,600	$2.20	4d	1	0.16mi
5097 Amesbury Dr Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.17mi
4702 Amesbury Dr Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.18mi
5065 Amesbury Dr Dallas, TX	2.0	1.0–2.5	1141	$2,459	$2.16	0d	27	0.18mi
6067 Milton St Dallas, TX	2.0	2.0	955	$1,700	$1.78	63d	1	0.19mi
6067 Milton St Unit 234 Dallas, TX	2.0	2.0	955	$1,800	$1.88	93d	1	0.19mi
5083 Amesbury Dr Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.20mi
5105 Skillman St Unit 120E Dallas, TX	2.0	2.0	1057	$1,395	$1.32	93d	1	0.20mi
5148 Amesbury Dr Dallas, TX	1.0	1.0	709	$1,450	$2.05	18d	1	0.20mi
5150 Amesbury Dr #222 Dallas, TX	2.0	2.0	1008	$1,875	$1.86	38d	1	0.21mi
5150 Amesbury Dr Unit 224 Dallas, TX	2.0	2.0	1008	$1,500	$1.49	63d	1	0.21mi
5938 Sandhurst Ln #205 Dallas, TX	2.0	2.0	1050	$1,950	$1.86	43d	1	0.21mi
5132 Amesbury Dr #106 Dallas, TX	—	1.0	709	$1,500	$2.12	0d	1	0.21mi
5806 Birchbrook Dr #209 Dallas, TX	2.0	2.0	1097	$2,100	$1.91	27d	1	0.22mi
5207 Amesbury Dr Unit 470 Dallas, TX	1.0	1.0	654	$1,360	$2.08	93d	1	0.23mi
6044 E Lovers Ln Dallas, TX	1.0–2.0	1.5–2.5	1315	$2,400	$1.82	13d	8	0.23mi

Listing history 50 events

1. 2026-08-08
   days on market $195,000 Active 173 DOM
2. 2026-08-06
   days on market $195,000 Active 171 DOM
3. 2026-08-05
   days on market $195,000 Active 170 DOM
4. 2026-08-04
   days on market $195,000 Active 169 DOM
5. 2026-07-31
   days on market $195,000 Active 165 DOM
6. 2026-07-30
   days on market $195,000 Active 163 DOM
7. 2026-07-28
   days on market $195,000 Active 162 DOM
8. 2026-07-26
   days on market $195,000 Active 160 DOM
9. 2026-07-24
   days on market $195,000 Active 158 DOM
10. 2026-07-23
    days on market $195,000 Active 157 DOM
11. 2026-07-22
    days on market $195,000 Active 156 DOM
12. 2026-07-20
    days on market $195,000 Active 154 DOM
13. 2026-07-18
    days on market $195,000 Active 152 DOM
14. 2026-07-18
    days on market $195,000 Active 151 DOM
15. 2026-07-16
    days on market $195,000 Active 150 DOM
16. 2026-07-15
    days on market $195,000 Active 149 DOM
17. 2026-07-14
    days on market $195,000 Active 148 DOM
18. 2026-07-13
    days on market $195,000 Active 147 DOM
19. 2026-07-13
    days on market $195,000 Active 146 DOM
20. 2026-07-11
    days on market $195,000 Active 145 DOM
21. 2026-07-10
    days on market $195,000 Active 144 DOM
22. 2026-07-09
    days on market $195,000 Active 143 DOM
23. 2026-07-07
    days on market $195,000 Active 141 DOM
24. 2026-07-06
    days on market $195,000 Active 140 DOM
25. 2026-07-06
    days on market $195,000 Active 139 DOM
26. 2026-07-05
    days on market $195,000 Active 138 DOM
27. 2026-07-03
    days on market $195,000 Active 137 DOM
28. 2026-07-02
    days on market $195,000 Active 136 DOM
29. 2026-07-01
    days on market $195,000 Active 135 DOM
30. 2026-06-30
    days on market $195,000 Active 134 DOM
31. 2026-06-29
    days on market $195,000 Active 133 DOM
32. 2026-06-28
    days on market $195,000 Active 132 DOM
33. 2026-06-27
    days on market $195,000 Active 131 DOM
34. 2026-06-26
    days on market $195,000 Active 130 DOM
35. 2026-06-24
    days on market $195,000 Active 128 DOM
36. 2026-06-22
    days on market $195,000 Active 126 DOM
37. 2026-06-21
    days on market $195,000 Active 125 DOM
38. 2026-06-18
    days on market $195,000 Active 122 DOM
39. 2026-06-17
    days on market $195,000 Active 121 DOM
40. 2026-06-16
    days on market $195,000 Active 120 DOM
41. 2026-06-15
    days on market $195,000 Active 119 DOM
42. 2026-06-13
    days on market $195,000 Active 117 DOM
43. 2026-06-09
    days on market $195,000 Active 113 DOM
44. 2026-06-08
    days on market $195,000 Active 112 DOM
45. 2026-06-07
    days on market $195,000 Active 111 DOM
46. 2026-06-04
    days on market $195,000 Active 108 DOM
47. 2026-06-03
    days on market $195,000 Active 107 DOM
48. 2026-06-02
    days on market $195,000 Active 106 DOM
49. 2026-06-02
    days on market $195,000 Active 105 DOM
50. 2026-05-31
    days on market $195,000 Active 104 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 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: $19,296
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$5,673
• Taxable loss: −$4,288
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $101/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

The property is in average condition with some minor repairs and maintenance needed. It has a good location near SMU campus and has the potential for value increases with some cosmetic improvements.

Repairs flagged

• Minor Paint — There are some minor scuffs and marks on the interior walls.
• Minor Exterior siding — There are some visible signs of wear on the exterior siding.
• Minor Windows — There are some visible signs of wear on the windows.
• Minor Landscaping — Some areas of the landscaping could be improved for curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the property. ↑
• Both Inspect and repair exterior siding — Aesthetic improvements can increase the property's curb appeal and value. ↑
• Both Inspect and repair windows — Fresh windows can improve the property's curb appeal and value. ↑
• Both Improve landscaping — Aesthetic improvements can increase the property's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Mockingbird El B TX #283/4,322 Nat'l #5,798/41,679 High Woodrow Wilson H S D TX #560/1,632 Nat'l #6,127/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,909
• Household income: $91,023
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 10% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Chinese 1%

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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: ▼ -852.92%
• Current HPI: 302.4367
• Rent YoY: ▲ 1.26%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

• 2026-02-16 Listed $195,000 ForSaleByOwner.com