4293 Leland College Dr · Dallas, TX 75241

$169,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 80 Days on market

Built 1964 5,924 sqft lot $125/sqft · 20% below area Est $212k · 20% under ↓ 3% 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom, 1-bath single-family home located at 4293 Leland College Dr, Dallas, TX 75241. Approximately 1,348 sq ft with a functional layout and oversized backyard. Built in 1964 with a brick exterior and central HVAC. Property needs cosmetic updates to make it shine again. Priced below market value for a quick sale. Great opportunity for a homeowner or investor looking for value.Coventional or cash offers only. Buyer to verify schools and measurements. Agent Owner

Key facts

• Central hvac
• Brick exterior
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• BRICK EXTERIOR
• CENTRAL HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: Rents soft (-2.8%/yr); 207 active listings in the ZIP; 21 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).
• This rent runs 43% of the median local income ($54k/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 $5k 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 80 days — a 6% lower offer ($159k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.15% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 7.3

CMA / ARV

• ARV (median comp): $211,521
• List price: $169,000
• Delta: -20.10%
• 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
6337 Crosswood Ln	0.26mi	3/2.0	1,316 (-2%)	2mo	$309,900	$235	78
6312 Crosswood Ln	0.28mi	3/2.0	1,316 (-2%)	1mo	$309,900	$235	78
6353 Racer Summit Dr	0.28mi	3/2.0	1,316 (-2%)	3mo	$306,900	$233	77
4263 Mehalia Dr	0.42mi	3/1.0	1,350 (+0%)	5mo	$151,820	$112	76
4258 Possumhaw Dr	0.27mi	3/2.0	1,316 (-2%)	5mo	$313,900	$239	75
6335 Racer Summit Dr	0.30mi	3/2.0	1,316 (-2%)	6mo	$306,900	$233	73
4048 Lava Forest Dr	0.40mi	3/2.0	1,316 (-2%)	2mo	$310,900	$236	72
3950 Ambrose Cir	0.54mi	3/2.0	1,330 (-1%)	5mo	$235,000	$177	65
6331 Crosswood Ln	0.27mi	3/2.0	1,175 (-13%)	1mo	$295,900	$252	61
6347 Racer Summit Dr	0.29mi	3/2.0	1,175 (-13%)	1mo	$294,900	$251	60
4079 Lava Forest Dr	0.38mi	3/2.0	1,175 (-13%)	5mo	$291,900	$248	53
4139 Silverhill Dr	0.46mi	3/2.0	1,175 (-13%)	4mo	$288,900	$246	50

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-18,636
• Equity at exit: $25,198

10-year hold

• IRR: -7.6%
• Equity multiple: 0.59×
• Total profit: $-19,300
• Equity at exit: $14,612

Cash invested: $47,320 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 207
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$886
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $225

Break-even live

Break-even rent $1,656

Max offer price $169,000

Occupancy floor 83%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	17d	1	0.26mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	24d	1	0.27mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	20d	1	0.28mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	1d	1	0.31mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	43d	1	0.46mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	7d	1	0.61mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	43d	1	0.94mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	1d	9	1.04mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	17d	1	1.04mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	24d	1	1.07mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	4d	1	1.16mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	43d	1	1.18mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	7d	7	1.20mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,083	$1.19	2d	9	1.21mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	20d	1	1.25mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	2d	1	1.28mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	3d	7	1.36mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	43d	1	1.37mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	4d	1	1.39mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	3d	33	1.39mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	17d	1	1.40mi

Listing history 13 events

1. 2026-06-09
   days on market $169,000 Active 80 DOM
2. 2026-06-08
   days on market $169,000 Active 79 DOM
3. 2026-06-07
   pricedays on market $169,000 Active 78 DOM
4. 2026-06-04
   days on market $175,000 Active 75 DOM
5. 2026-06-03
   days on market $175,000 Active 74 DOM
6. 2026-06-02
   days on market $175,000 Active 73 DOM
7. 2026-06-01
   days on market $175,000 Active 72 DOM
8. 2026-06-01
   price $175,000 Active 71 DOM
9. 2026-05-31
   days on market $179,000 Active 71 DOM
10. 2026-04-24
    price $179,000 473-char remark

    Show marketing remark (473 chars)

    4-bedroom, 1-bath single-family home located at 4293 Leland College Dr, Dallas, TX 75241. Approximately 1,348 sq ft with a functional layout and oversized backyard. Built in 1964 with a brick exterior and central HVAC. Property needs cosmetic updates to make it shine again. Priced below market value for a quick sale. Great opportunity for a homeowner or investor looking for value.Coventional or cash offers only. Buyer to verify schools and measurements. Agent Owner

11. 2026-03-21
    listed $185,000 Active 473-char remark

    Show marketing remark (473 chars)

    4-bedroom, 1-bath single-family home located at 4293 Leland College Dr, Dallas, TX 75241. Approximately 1,348 sq ft with a functional layout and oversized backyard. Built in 1964 with a brick exterior and central HVAC. Property needs cosmetic updates to make it shine again. Priced below market value for a quick sale. Great opportunity for a homeowner or investor looking for value.Coventional or cash offers only. Buyer to verify schools and measurements. Agent Owner

12. 2019-01-22
    soldstatus
13. 2003-08-13
    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: $4,223 · $352/mo
• Projected year-2 tax: $4,223 · $352/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,293
• − Mortgage interest: −$9,467
• − Property taxes: −$4,223
• − Insurance: −$845
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,916
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,671/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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 (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

-3.2% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $179,000 NTREIS
• 2026-03-21 Listed $185,000 NTREIS
• 2019-01-22 Sold (Public Records) — Public Records
• 2003-08-13 Sold (Public Records) — Public Records

Property tax history

+11.6%/yr

Latest (2025): $4,223 · +36.3% YoY. Source: county tax records.