2230 Mack Ln · Dallas, TX 75227

$214,900

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 149 Days on market

Built 1955 9,278 sqft lot $147/sqft · 15% below area Est $253k · 15% 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 +14.3/15.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

Key facts

• 9,278 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.2% below list).
• Recommended offer: $173k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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 (-0.4%/yr); 179 active listings in the ZIP; 19 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 34% of the median local income ($64k/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 $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 149 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — 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 $172,619 (19.7% 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 149 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 9.8

CMA / ARV

• ARV (median comp): $253,298
• List price: $214,900
• Delta: -15.16%
• 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
2215 Mack Ln	0.05mi	3/2.0	1,480 (+1%)	2mo	$285,000	$193	94
7328 Ravehill Ln	0.07mi	2/1.5 (-1)	1,432 (-2%)	2mo	$159,000	$111	84
2036 Gaylord Dr	0.47mi	3/2.0	1,446 (-1%)	3mo	$265,000	$183	73
7341 Ravehill Ln	0.07mi	3/2.0	1,276 (-13%)	5mo	$225,000	$176	71
2211 San Pablo Dr	0.38mi	4/2.0 (+1)	1,435 (-2%)	5mo	$269,000	$187	70
7334 Daingerfield Dr	0.26mi	3/2.0	1,618 (+10%)	1mo	$249,900	$154	69
7405 Daingerfield Dr	0.27mi	3/2.0	1,632 (+12%)	3mo	$270,000	$165	66
1937 Earnhardt Way	0.57mi	3/2.0	1,544 (+6%)	2mo	$265,000	$172	63
1905 Houghton Rd	0.54mi	3/2.0	1,322 (-10%)	0mo	$249,000	$188	58
1925 Bodine Ln	0.72mi	3/2.0	1,540 (+5%)	1mo	$242,500	$157	57
7810 Dugan St	0.60mi	2/2.0 (-1)	1,308 (-11%)	6mo	$199,990	$153	44
2417 Fonville Dr	0.68mi	4/2.0 (+1)	1,629 (+11%)	2mo	$260,000	$160	43

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: -28.2%
• Equity multiple: 0.08×
• Total profit: $-55,260
• Equity at exit: $32,042

10-year hold

• IRR: -47.9%
• Equity multiple: -0.46×
• Total profit: $-87,790
• Equity at exit: $18,581

Cash invested: $60,172 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$462 /mo · $5,548/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-239

Break-even live

Break-even rent $2,125

Max offer price $172,619

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	15d	1	0.33mi
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	6d	1	0.43mi
7632 Livvie Meador Ln Dallas, TX	4.0	2.0	1719	$2,300	$1.34	44d	1	0.44mi
3205 Elva Ave Dallas, TX	2.0	1.0	950	$1,500	$1.58	44d	1	0.90mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	3d	1	0.93mi
3331 Urban Ave Dallas, TX	4.0	2.0	1827	$2,950	$1.61	44d	1	0.99mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	44d	1	1.09mi
1355 N Jim Miller Rd Unit 23 Dallas, TX	2.0	1.5	953	$1,100	$1.15	3d	1	1.18mi
1355 N Jim Miller Rd Unit 121 Dallas, TX	3.0	1.5	1169	$1,250	$1.07	3d	1	1.18mi
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	44d	1	1.18mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	44d	1	1.21mi
6540 Hollis Ave Dallas, TX	2.0	1.0	1612	$1,195	$0.74	3d	1	1.23mi
6442 Latta St Dallas, TX	3.0	3.0	1354	$1,795	$1.33	24d	1	1.27mi
6442 Latta St Dallas, TX	3.0	3.0	1354	$1,795	$1.33	15d	1	1.27mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	24d	1	1.30mi
8609 Jennie Lee Ln Dallas, TX	3.0	2.0	1863	$2,300	$1.23	5d	1	1.35mi
1246 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,050	$1.37	21d	1	1.35mi
1244 Lonsdale Ave Dallas, TX	3.0	2.5	1501	$2,120	$1.41	21d	1	1.36mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	44d	1	1.44mi

Listing history 14 events

1. 2026-05-20
   status Pending 261-char remark

   Show marketing remark (261 chars)

   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

2. 2026-05-15
   price $214,900 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

3. 2026-05-14
   price $225,100 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

4. 2026-04-30
   price $228,600 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

5. 2026-04-17
   price $232,000 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

6. 2026-02-20
   price $242,500 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

7. 2026-01-21
   price $247,400 261-char remark

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   Step inside this charming 3 bedroom, 2 bathroom home in Dallas. This home features plenty of updates including flooring, paint, fixtures, window treatments, blinds, counters, cabinets and more! Schedule your showing today to see all that this home has to offer.

8. 2026-01-06
   price $251,200 261-char remark

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9. 2025-12-22
   listed $255,000 Active 261-char remark

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10. 2022-09-01
    price $1,615
11. 2012-05-01
    soldstatus
12. 2012-05-01
    soldstatus
13. 2012-03-08
    historical
14. 2012-03-05
    listed $59,999 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: $5,548 · $462/mo
• Projected year-2 tax: $5,548 · $462/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 ≥109°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: $21,865
• − Mortgage interest: −$12,038
• − Property taxes: −$5,548
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$6,252
• Taxable loss: −$6,545
• Est. tax savings @ 24.0%: +$1,571
• After-tax cash flow: $-1,301/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+258.2% since first listed

14 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-05-15 Price Changed $214,900 NTREIS
• 2026-05-14 Price Changed $225,100 NTREIS
• 2026-04-30 Price Changed $228,600 NTREIS
• 2026-04-17 Price Changed $232,000 NTREIS
• 2026-02-20 Price Changed $242,500 NTREIS
• 2026-01-21 Price Changed $247,400 NTREIS
• 2026-01-06 Price Changed $251,200 NTREIS
• 2025-12-22 Listed $255,000 NTREIS
• 2022-09-01 Price Changed $1,615 RENT.
• 2012-05-01 Sold (Public Records) — Public Records
• 2012-05-01 Sold (Public Records) — Public Records
• 2012-03-08 Listing Removed — NTREIS
• 2012-03-05 Listed $59,999 NTREIS

Property tax history

+10.4%/yr

Latest (2025): $5,548 · -0.4% YoY. Source: county tax records.