3919 Mehalia Dr · Dallas, TX 75241

$260,000

4 bd · 2.0 ba · 1,961 sqft · SingleFamily public records · 126 Days on market

Built 1962 6,708 sqft lot $133/sqft · 11% below area Est $293k · 11% 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 +12.5/15.0
• Cash flow +12.2/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• 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

Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

Key facts

• Fresh paint
• Modern updates
• New tile

Tags

• MODERN UPDATES
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• FULLY REMODELED KITCHEN
• NEW TILE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (16.8% below list).
• Recommended offer: $216k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 218 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,164/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 1076% 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 $8k 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 126 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago 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 $216,361 (16.8% 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 126 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.83% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (median comp): $292,665
• List price: $260,000
• Delta: -11.16%
• 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
4031 Mehalia Dr	0.15mi	4/2.0	1,938 (-1%)	2mo	$270,000	$139	89
6305 Racer Summit Dr	0.31mi	4/2.5	2,054 (+5%)	8mo	$354,900	$173	68
6313 Crosswood Ln	0.36mi	4/2.5	2,054 (+5%)	6mo	$351,900	$171	68
4245 Lava Forest Dr	0.45mi	4/2.5	2,054 (+5%)	2mo	$355,900	$173	68
4252 Possumhaw Dr	0.46mi	4/2.5	2,054 (+5%)	2mo	$362,900	$177	67
6330 Crosswood Ln	0.40mi	4/2.5	2,054 (+5%)	5mo	$359,900	$175	67
6323 Racer Summit Dr	0.33mi	4/2.5	1,772 (-10%)	2mo	$338,900	$191	65
4111 Lava Forest Dr	0.43mi	4/2.5	2,054 (+5%)	6mo	$349,900	$170	65
6306 Crosswood Ln	0.35mi	4/2.5	1,772 (-10%)	6mo	$346,900	$196	61
6349 Crosswood Ln	0.40mi	4/2.5	1,772 (-10%)	7mo	$341,900	$193	57
4123 Firewood Dr	0.43mi	4/2.0	1,754 (-11%)	7mo	$219,000	$125	57
3708 Moonstone Dr	0.39mi	4/2.0	1,668 (-15%)	4mo	$299,800	$180	53

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-51,657
• Equity at exit: $38,767

10-year hold

• IRR: -23.1%
• Equity multiple: -0.01×
• Total profit: $-73,561
• Equity at exit: $22,480

Cash invested: $72,800 (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: 218
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$288 /mo · $3,451/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-50

Break-even live

Break-even rent $2,227

Max offer price $251,138

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $23	+0% $-50	+5% $-124	+10% $-197
Rent	-10% $-221	-5% $-136	+0% $-50	+5% $35	+10% $121
Rate	-1.0pp $81	-0.5pp $16	base $-50	+0.5pp $-118	+1.0pp $-186

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	9d	1	0.04mi
4136 Sweet Fennel Dr Dallas, TX	5.0	2.5	2505	$2,670	$1.07	9d	1	0.27mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	0.35mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,300	$1.25	0d	1	0.46mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	0.48mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	0.57mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	0.72mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	5d	7	0.74mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,694	$1.65	1d	31	0.80mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	19d	1	0.89mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	6d	1	0.93mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	1d	1	0.93mi
6213 Balcony Ln Dallas, TX	5.0	3.0	2100	$2,675	$1.27	26d	1	0.95mi
6233 Balcony Ln Dallas, TX	3.0	2.0	2080	$2,395	$1.15	45d	1	0.97mi
6233 Balcony Ln Dallas, TX	5.0	3.0	2080	$2,695	$1.30	24d	1	0.97mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	45d	1	1.02mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	6d	1	1.07mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	26d	1	1.10mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	9d	1	1.15mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	26d	1	1.27mi
3325 Tioga St Dallas, TX	3.0	2.5	2308	$1,995	$0.86	16d	1	1.27mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	45d	1	1.31mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	45d	1	1.36mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	45d	1	1.37mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	6d	1	1.41mi

Listing history 20 events

1. 2026-05-20
   status Pending 697-char remark

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

2. 2026-04-28
   price $260,000 697-char remark

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

3. 2026-04-09
   status Active 697-char remark

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

4. 2026-03-18
   historical Active Option Contract 697-char remark

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

5. 2026-01-14
   listed $264,990 Active 697-char remark

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

6. 2026-01-14
   historical

   Show marketing remark (697 chars)

   Renovated 4-bedroom, 2-bath home offering modern updates throughout. Interior features include new flooring, fresh paint, updated lighting, and a fully remodeled kitchen with contemporary finishes. Both bathrooms have been tastefully upgraded with new tile, fixtures, and vanities. Exterior improvements include new paint and enhanced curb appeal. Spacious backyard provides ample room for outdoor enjoyment. Conveniently located near I-20, I-45, with quick access to shopping, schools, and parks. Move-in ready and priced to sell — a great opportunity for buyers seeking quality, comfort, and value. Seller financing is available for owner occupants only. Contact listing agent for details.

7. 2025-12-15
   price $269,000
8. 2025-10-21
   listed $275,000 Active
9. 2024-04-12
   soldstatus
10. 2024-03-18
    soldstatus
11. 2024-03-12
    soldstatus
12. 2024-02-27
    historical
13. 2024-02-09
    status Active
14. 2024-02-02
    historical Active Option Contract
15. 2024-01-27
    listed $230,000 Active
16. 2006-10-19
    soldstatus
17. 2006-04-27
    soldstatus
18. 2006-04-21
    soldstatus
19. 2006-03-17
    historical
20. 2005-11-11
    listed $79,000

ⓘ 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: $3,451 · $288/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,307/yr (+$109/mo · 37.9%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,963
• − Mortgage interest: −$14,564
• − Property taxes: −$3,451
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$7,564
• Taxable loss: −$5,070
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $615/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

+229.1% since first listed

20 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-04-28 Price Changed $260,000 NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-18 Contingent — NTREIS
• 2026-01-14 Listing Removed — NTREIS
• 2026-01-14 Listed $264,990 NTREIS
• 2025-12-15 Price Changed $269,000 NTREIS
• 2025-10-21 Listed $275,000 NTREIS
• 2024-04-12 Sold (Public Records) — Public Records
• 2024-03-18 Sold (Public Records) — Public Records
• 2024-03-12 Sold (Public Records) — Public Records
• 2024-02-27 Listing Removed — NTREIS
• 2024-02-09 Relisted — NTREIS
• 2024-02-02 Contingent — NTREIS
• 2024-01-27 Listed $230,000 NTREIS
• 2006-10-19 Sold (Public Records) — Public Records
• 2006-04-27 Sold (Public Records) — Public Records
• 2006-04-21 Sold (MLS) — NTREIS
• 2006-03-17 Listing Removed — NTREIS
• 2005-11-11 Listed $79,000 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $3,451 · -0.4% YoY. Source: county tax records.