2340 Macon St · Dallas, TX 75215

$92,500

2 bd · 2.0 ba · 1,008 sqft · MultiFamily public records · 84 Days on market

Built 1953 6,708 sqft lot $92/sqft · 60% below area ↓ 37% since listing

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

Key facts

• Large lot
• 6,708 sq ft lot
• Built 1953

Tags

• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $92k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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 rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 ($640 loan paydown + $730 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1953 — 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 $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 4.9

CMA / ARV

• ARV (median comp): $232,512
• List price: $92,500
• Delta: -60.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 Ghent St	0.34mi	2/2.0	1,148 (+14%)	23mo	$175,000	$152	42

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: $36,519
• Equity at exit: $30,567

10-year hold

• IRR: 32.3%
• Equity multiple: 5.50×
• Total profit: $116,474
• Equity at exit: $39,851

Cash invested: $25,900 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$485
• Tax from tax record: −$273 /mo · $3,282/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $450

Break-even live

Break-even rent $1,009

Max offer price $92,500

Occupancy floor 66%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	24d	1	0.21mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.31mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	7d	1	0.33mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	43d	1	0.33mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	0.33mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	0.34mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	43d	1	0.34mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	0.35mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	0.36mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	3d	1	0.36mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	20d	1	0.36mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	24d	1	0.48mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	0.49mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.51mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.52mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.54mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	43d	1	0.56mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	0.74mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	0.75mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	43d	1	0.77mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	24d	1	0.77mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	43d	1	0.81mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	2d	1	0.85mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	24d	1	0.89mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.91mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	15d	1	1.02mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	1.03mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	1.11mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	1.11mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	15d	1	1.16mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	1.17mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	1.18mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	1.19mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	3d	1	1.19mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	1.21mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.35mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	1.39mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	1.40mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	1.41mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	43d	1	1.42mi

Listing history 14 events

1. 2026-05-08
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

2. 2026-05-06
   price $92,500 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

3. 2026-05-06
   status Active 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

4. 2026-04-30
   price $105,000 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

5. 2026-04-26
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

6. 2026-04-09
   price $110,000 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

7. 2026-04-09
   status Active 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

8. 2026-01-07
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

9. 2025-12-18
   price $127,000 311-char remark

   Show marketing remark (311 chars)

   Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

10. 2025-11-20
    status Active 311-char remark

    Show marketing remark (311 chars)

    Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

11. 2025-11-13
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

12. 2025-10-24
    listed $147,390 Active 311-char remark

    Show marketing remark (311 chars)

    Investor special in one of Dallas’s hottest regentrifying neighborhoods! Built in 1953, this 3-bed, 2-bath home sits on a large lot with multifamily duplex zoning potential. With comps in the area already pushing above $200K+, this property is primed for renovation, expansion, or a long-term rental hold.

13. 2024-08-29
    soldstatus
14. 1979-07-01
    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: $3,282 · $273/mo
• Projected year-2 tax: $3,282 · $273/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 (shaded) · 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: $18,948
• − Mortgage interest: −$5,181
• − Property taxes: −$3,282
• − Insurance: −$462
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,691
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,372/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

-37.2% since first listed

14 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-05-06 Price Changed $92,500 NTREIS
• 2026-05-06 Relisted — NTREIS
• 2026-04-30 Price Changed $105,000 NTREIS
• 2026-04-26 Pending — NTREIS
• 2026-04-09 Price Changed $110,000 NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-01-07 Pending — NTREIS
• 2025-12-18 Price Changed $127,000 NTREIS
• 2025-11-20 Relisted — NTREIS
• 2025-11-13 Pending — NTREIS
• 2025-10-24 Listed $147,390 NTREIS
• 2024-08-29 Sold (Public Records) — Public Records
• 1979-07-01 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,282 · +7.9% YoY. Source: county tax records.