4012 Shady Hollow Ln · Dallas, TX 75233

$295,000

3 bd · 2.5 ba · 2,148 sqft · SingleFamily public records · 38 Days on market

Built 1968 9,757 sqft lot $137/sqft · 13% below area Est $345k · 14% 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 +14.0/15.0
• Appreciation +7.1/10.0
• Cash flow +6.6/30.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

Key facts

• Wood floors
• Open floorplan
• Great location

Tags

• OPEN FLOORPLAN
• WOOD FLOORS
• VAULTED LIVING ROOM CEILING
• WOOD BURNING FIREPLACE
• GREAT LOCATION

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, and FHA financing; HUD owned / special listing conditions
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage; Driveway
• Utilities: City water; City sewer; Alley utilities
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1968; Composition roof; Slab foundation
• Exterior features: Alley access

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Wood-burning fireplace
• Interior features: Granite counters; One living area; One dining area; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.7% below list).
• Recommended offer: $209k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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: Daniel Webster El (math 12% / reading 32%, grade F, #3,333 of 4,322 statewide, top 80%, 326 students, 93% FRL); T W Browne Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 478 students, 96% FRL); Justin F Kimball H S (math 15% / reading 24%, grade F, #1,424 of 1,632 statewide, top 88%, 1,192 students, 81% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-13 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 50 active listings in the ZIP; 13 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).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, 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 ($286k) 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

• Watch-outs: property tax is 3.1% of price.
• 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 $209,055 (29.1% 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 29% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 10.0

CMA / ARV

• ARV (median comp): $344,757
• List price: $295,000
• Delta: -14.43%
• 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
3511 Rio Grande Cir	0.42mi	3/2.0	2,100 (-2%)	3mo	$259,000	$123	72
3841 Shady Hollow Ln	0.14mi	4/2.0 (+1)	1,965 (-8%)	8mo	$359,000	$183	66
3315 Cedarcroft Ln	0.71mi	4/2.0 (+1)	2,180 (+2%)	0mo	$339,900	$156	57
3446 Silverwood Ln	0.73mi	3/2.0	2,246 (+5%)	2mo	$265,000	$118	54
3520 Kiestcrest Dr	0.55mi	3/2.0	1,980 (-8%)	8mo	$284,900	$144	53
3812 Laurel Canyon Dr	0.32mi	4/3.0 (+1)	2,340 (+9%)	12mo	$275,000	$118	53
3325 Shady Hollow Ln	0.61mi	4/2.0 (+1)	2,260 (+5%)	5mo	$340,000	$150	52
3526 Boulder Dr	0.74mi	3/2.0	2,070 (-4%)	10mo	$475,000	$229	49
3704 Ann Kathryn Way	0.52mi	4/2.0 (+1)	2,036 (-5%)	14mo	$319,000	$157	48
3740 Kiestcrest Dr	0.50mi	4/3.0 (+1)	1,846 (-14%)	14mo	$386,000	$209	35
3215 Kiest Forest Dr	0.74mi	4/2.5 (+1)	2,467 (+15%)	2mo	$399,000	$162	35
3412 Springwood Ln	0.72mi	3/2.0	1,849 (-14%)	15mo	$380,000	$206	29

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.28×
• Total profit: $23,445
• Equity at exit: $152,452

10-year hold

• IRR: 7.4%
• Equity multiple: 2.28×
• Total profit: $105,452
• Equity at exit: $251,675

Cash invested: $82,600 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 50
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$757 /mo · $9,087/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-487

Break-even live

Break-even rent $3,072

Max offer price $209,055

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-403	+0% $-487	+5% $-570	+10% $-654
Rent	-10% $-681	-5% $-584	+0% $-487	+5% $-389	+10% $-292
Rate	-1.0pp $-338	-0.5pp $-411	base $-487	+0.5pp $-563	+1.0pp $-641

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Kimball Ridge Dr Dallas, TX	3.0	3.0	2135	$3,200	$1.50	20d	1	0.22mi
3901 Altoona Dr Dallas, TX	2.0–4.0	1.5	1367	$1,650	$1.21	4d	4	0.30mi
3243 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	9d	1	0.65mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	22d	1	0.65mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	45d	1	0.65mi
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	9d	1	0.70mi
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	7d	1	0.70mi
3217 Cedarcroft Ln Dallas, TX	3.0	3.0	1558	$2,200	$1.41	45d	1	0.77mi
3240 Springwood Ln Dallas, TX	3.0	2.0	1840	$2,099	$1.14	18d	1	0.83mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	22d	1	1.28mi
4815 Mexico Ct Dallas, TX	4.0	2.0	1427	$1,995	$1.40	20d	1	1.38mi
4815 Mexico Ct Dallas, TX	4.0	2.0	1427	$1,995	$1.40	1d	1	1.38mi
4834 Jesus Maria Ct Dallas, TX	4.0	2.0	1442	$1,895	$1.31	19d	1	1.46mi

Listing history 37 events

1. 2026-06-17
   status $295,000 Pending 38 DOM
2. 2026-06-17
   days on market $295,000 Active 38 DOM
3. 2026-06-16
   days on market $295,000 Active 37 DOM
4. 2026-06-15
   days on market $295,000 Active 36 DOM
5. 2026-06-13
   days on market $295,000 Active 34 DOM
6. 2026-06-09
   days on market $295,000 Active 30 DOM
7. 2026-06-08
   days on market $295,000 Active 29 DOM
8. 2026-06-07
   days on market $295,000 Active 28 DOM
9. 2026-06-04
   days on market $295,000 Active 25 DOM
10. 2026-06-03
    days on market $295,000 Active 24 DOM
11. 2026-06-02
    days on market $295,000 Active 23 DOM
12. 2026-06-01
    days on market $295,000 Active 22 DOM
13. 2026-05-31
    days on market $295,000 Active 21 DOM
14. 2026-05-10
    listed $295,000 Active 382-char remark
15. 2022-05-09
    soldstatus
16. 2022-05-04
    soldstatus Closed 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

17. 2022-04-25
    status Pending 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

18. 2022-04-19
    historical Active Option Contract 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

19. 2022-04-14
    price $364,900 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

20. 2022-03-20
    price $374,900 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

21. 2022-02-28
    price $2,700
22. 2022-02-17
    price $378,900 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

23. 2022-01-05
    listed $379,000 Active 684-char remark

    Show marketing remark (684 chars)

    Sophisticated move in ready ranch home! Spacious open floorplan, wood floors throughtout, vaulted living room ceiling, wood burning fireplace, and new windows! Updated kitchen has granite counters, great countertop space, eating bar and stainless appliances. Breakfast room has original built ins and walk in utility room has beautiful tile, space for a freezer and a powder bath. Owners bedroom is large and bright with walk in closet and updated bath. New roof 2021 , pergola over back porch for morning coffee. Short drove to Bishops Art and shopping! $2500.00 towards buyers closing costs. Home is eligable for 100% financing no PMI see attachement. Home has been totally rewired!

24. 2016-01-11
    historical
25. 2015-12-01
    listed $225,000 Active
26. 2012-10-17
    historical
27. 2012-04-17
    price $149,000
28. 2012-03-30
    price $157,900
29. 2012-01-09
    listed $159,000 Active
30. 2011-11-03
    soldstatus Closed
31. 2011-10-05
    status Pending
32. 2011-09-15
    listed $55,700 Active
33. 2005-08-10
    soldstatus
34. 2005-08-04
    soldstatus
35. 2005-07-19
    historical
36. 2005-07-01
    listed $104,900
37. 2005-06-20
    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: $9,087 · $757/mo
• Projected year-2 tax: $9,087 · $757/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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,478
• − Mortgage interest: −$16,525
• − Property taxes: −$9,087
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$8,582
• Taxable loss: −$10,907
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-3,221/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): 15,775

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% English-only · Spanish 52% Vietnamese 1%

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: ▲ 4.17%
• Current HPI: 370.9766
• 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

+181.2% since first listed

25 events — show timeline

• 2026-06-17 Pending — NTREIS
• 2026-05-10 Listed $295,000 NTREIS
• 2022-05-09 Sold (Public Records) — Public Records
• 2022-05-04 Sold (MLS) — NTREIS
• 2022-04-25 Pending — NTREIS
• 2022-04-19 Contingent — NTREIS
• 2022-04-14 Price Changed $364,900 NTREIS
• 2022-03-20 Price Changed $374,900 NTREIS
• 2022-02-28 Price Changed $2,700 RENT.
• 2022-02-17 Price Changed $378,900 NTREIS
• 2022-01-05 Listed $379,000 NTREIS
• 2016-01-11 Listing Removed — NTREIS
• 2015-12-01 Listed $225,000 NTREIS
• 2012-10-17 Listing Removed — NTREIS
• 2012-04-17 Price Changed $149,000 NTREIS
• 2012-03-30 Price Changed $157,900 NTREIS
• 2012-01-09 Listed $159,000 NTREIS
• 2011-11-03 Sold (MLS) — NTREIS
• 2011-10-05 Pending — NTREIS
• 2011-09-15 Listed $55,700 NTREIS
• 2005-08-10 Sold (Public Records) — Public Records
• 2005-08-04 Sold (MLS) — NTREIS
• 2005-07-19 Listing Removed — NTREIS
• 2005-07-01 Listed $104,900 NTREIS
• 2005-06-20 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $9,087 · -0.4% YoY. Source: county tax records.