2646 Sutton St · Dallas, TX 75210

$249,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 38 Days on market

Built 2025 4,008 sqft lot $188/sqft · 21% above area Est $250k · at est.

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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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to this beautifully built 3-bedroom, 2.5-bath home located in the historic Mill City neighborhood. Nestled in vibrant South Dallas, this property offers unmatched proximity, long-term equity, and tremendous opportunity. This home also features a wrap around backyard; ideal for families with pets who may desire to fence off a pet section. Just minutes from Fair Park—future site of the 2026 World Cup—and with quick access to I-45, I-75 and I-30, getting around the city is a breeze. While most comparable 3 and 4 bedroom homes in the area are priced above $300K, this home offers potential instant equity, making it an ideal choice for buyers who've found homeownership just out of reach. Don’t miss this chance to own a brand-new home in a growing community! See additional documents for preferred lender information, DHAP program details, and other grant opportunities. Incentives include

Key facts

• Quick access to i-45
• Wrap around backyard
• Quick access to i-75

Tags

• WRAP AROUND BACKYARD
• PROXIMITY TO FAIR PARK
• QUICK ACCESS TO I-45
• QUICK ACCESS TO I-75
• QUICK ACCESS TO I-30

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.5% below list).
• Recommended offer: $196k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 80 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $196,275 (21.5% 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 38 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 10.6

CMA / ARV

• ARV (median comp): $249,900
• List price: $249,900
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Frank	0.20mi	3/2.0	1,320 (-1%)	1mo	$234,900	$178	89
4307 Jamaica St	0.34mi	3/2.0	1,471 (+11%)	2mo	$319,000	$217	65
4219 Frank St	0.25mi	3/2.0	1,145 (-14%)	2mo	$199,900	$175	64
4827 Baldwin St	0.70mi	3/2.0	1,300 (-2%)	1mo	$289,999	$223	63
3910 Hancock St	0.64mi	3/2.0	1,300 (-2%)	4mo	$275,000	$212	63
3915 Coolidge St	0.47mi	4/2.0 (+1)	1,416 (+7%)	2mo	$230,000	$162	61
4311 Metropolitan Ave	0.42mi	3/2.0	1,175 (-12%)	2mo	$239,000	$203	59
4606 Metropolitan Ave	0.61mi	3/2.0	1,415 (+7%)	2mo	$272,800	$193	59
4614 Metropolitan Ave	0.63mi	3/2.0	1,415 (+7%)	3mo	$272,800	$193	58
3719 Meadow St	0.63mi	3/2.0	1,222 (-8%)	2mo	$225,000	$184	55
3622 Cauthorn Dr	0.75mi	3/2.0	1,200 (-10%)	1mo	$210,000	$175	48
3626 Meyers St	0.73mi	3/2.0	1,144 (-14%)	1mo	$167,000	$146	42

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.82×
• Total profit: $-12,745
• Equity at exit: $86,179

10-year hold

• IRR: 1.6%
• Equity multiple: 1.19×
• Total profit: $13,631
• Equity at exit: $115,198

Cash invested: $69,972 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$424 /mo · $5,085/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-288

Break-even live

Break-even rent $2,327

Max offer price $199,056

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.14mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.15mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.15mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	43d	1	0.21mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.22mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	43d	1	0.22mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	14d	1	0.23mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	16d	1	0.25mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	43d	1	0.26mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	0.34mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	0.37mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	0.37mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.39mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	43d	1	0.42mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	0.49mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	0.54mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.54mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.54mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.55mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,350	$1.38	43d	1	0.56mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	43d	1	0.56mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.57mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.61mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.62mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.68mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.68mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.68mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.68mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	43d	1	0.68mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	0.79mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.81mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	0.83mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.83mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.85mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	0.95mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	1.00mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	14d	1	1.04mi
1333 S Fitzhugh Ave Dallas, TX	4.0	2.0	1670	$1,895	$1.13	7d	1	1.09mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	1.11mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	1.11mi

Listing history 6 events

1. 2026-05-16
   status Pending 926-char remark

   Show marketing remark (926 chars)

   Welcome to this beautifully built 3-bedroom, 2.5-bath home located in the historic Mill City neighborhood. Nestled in vibrant South Dallas, this property offers unmatched proximity, long-term equity, and tremendous opportunity. This home also features a wrap around backyard; ideal for families with pets who may desire to fence off a pet section. Just minutes from Fair Park—future site of the 2026 World Cup—and with quick access to I-45, I-75 and I-30, getting around the city is a breeze. While most comparable 3 and 4 bedroom homes in the area are priced above $300K, this home offers potential instant equity, making it an ideal choice for buyers who've found homeownership just out of reach. Don’t miss this chance to own a brand-new home in a growing community! See additional documents for preferred lender information, DHAP program details, and other grant opportunities. Incentives include

2. 2026-04-07
   listed $249,900 Active 926-char remark

   Show marketing remark (926 chars)

   Welcome to this beautifully built 3-bedroom, 2.5-bath home located in the historic Mill City neighborhood. Nestled in vibrant South Dallas, this property offers unmatched proximity, long-term equity, and tremendous opportunity. This home also features a wrap around backyard; ideal for families with pets who may desire to fence off a pet section. Just minutes from Fair Park—future site of the 2026 World Cup—and with quick access to I-45, I-75 and I-30, getting around the city is a breeze. While most comparable 3 and 4 bedroom homes in the area are priced above $300K, this home offers potential instant equity, making it an ideal choice for buyers who've found homeownership just out of reach. Don’t miss this chance to own a brand-new home in a growing community! See additional documents for preferred lender information, DHAP program details, and other grant opportunities. Incentives include

3. 2025-12-24
   historical
4. 2025-12-19
   status Active
5. 2025-09-03
   status Pending
6. 2025-08-28
   listed $249,900 Active

ⓘ 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: $5,085 · $424/mo
• Projected year-2 tax: $5,085 · $424/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,553
• − Mortgage interest: −$13,998
• − Property taxes: −$5,085
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$7,270
• Taxable loss: −$7,818
• Est. tax savings @ 24.0%: +$1,876
• After-tax cash flow: $-1,577/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
• City population: 1,168,437
• Population (ZIP): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — NTREIS
• 2026-04-07 Listed $249,900 NTREIS
• 2025-12-24 Listing Removed — NTREIS
• 2025-12-19 Relisted — NTREIS
• 2025-09-03 Pending — NTREIS
• 2025-08-28 Listed $249,900 NTREIS

Property tax history

+15.8%/yr

Latest (2025): $5,085 · +544.5% YoY. Source: county tax records.