4026 Tioga St · Dallas, TX 75241

$179,580

5 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 97 Days on market

Built 1971 6,316 sqft lot $120/sqft · 40% below area Est $302k · 40% under ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• Livability +4.0/5.0
• 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

Multiple Offers. Please submit highest and best by 5 pm Monday, May 5, 2026. Price adjustment for this 5 bedroom 2 bth income producing property located in an established neighborhood with recent updates (roof 2025, water heater 2025 etc.). Currently has 8 tenants. Ideal for those wanting extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

Key facts

• 6,316 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,155/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 $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% 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 $163,417 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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: 1.20% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (median comp): $301,633
• List price: $179,580
• Delta: -40.46%
• 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
3606 Judge Dupree Dr	0.48mi	4/1.5 (-1)	1,523 (+2%)	3mo	$179,000	$118	68
3617 Tioga St	0.41mi	4/2.0 (-1)	1,600 (+7%)	3mo	$275,000	$172	60
3727 Pacesetter Dr	0.45mi	4/2.5 (-1)	1,450 (-3%)	8mo	$259,000	$179	58
3817 Pinebrook Dr	0.47mi	4/2.0 (-1)	1,380 (-8%)	2mo	$237,400	$172	56
4260 Wilshire Blvd	0.56mi	5/2.0	1,425 (-5%)	11mo	$255,900	$180	55
3771 Stagecoach Trl	0.44mi	4/2.0 (-1)	1,336 (-11%)	2mo	$215,000	$161	53
3505 Pacesetter Dr	0.64mi	4/2.5 (-1)	1,444 (-4%)	6mo	$239,999	$166	50
3760 Soft Wind Dr	0.44mi	4/2.0 (-1)	1,641 (+9%)	10mo	$275,000	$168	48
4259 Clark College Dr	0.60mi	4/2.0 (-1)	1,330 (-11%)	9mo	$249,900	$188	39
6010 Park Manor Dr	0.68mi	4/2.0 (-1)	1,330 (-11%)	8mo	$229,000	$172	36
3520 Softcloud Dr	0.52mi	4/2.5 (-1)	1,300 (-13%)	10mo	$250,000	$192	36
6011 Park Manor Dr	0.69mi	4/2.0 (-1)	1,300 (-13%)	9mo	$229,900	$177	32

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-19,712
• Equity at exit: $26,776

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-20,890
• Equity at exit: $15,527

Cash invested: $50,282 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$942
• Tax from tax record: −$442 /mo · $5,305/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $244

Break-even live

Break-even rent $1,846

Max offer price $179,580

Occupancy floor 84%

Sensitivity live

Price	-10% $346	-5% $295	+0% $244	+5% $193	+10% $142
Rent	-10% $74	-5% $159	+0% $244	+5% $329	+10% $414
Rate	-1.0pp $334	-0.5pp $290	base $244	+0.5pp $197	+1.0pp $150

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: $44,895
• Closing costs: $5,387
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	45d	1	0.10mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	5d	1	0.62mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	0d	1	0.62mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,550	$1.39	0d	1	0.65mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	3d	1	0.75mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	5d	1	0.85mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,314	$1.44	0d	8	0.93mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	19d	1	0.93mi
6233 Balcony Ln Dallas, TX	5.0	3.0	2080	$2,695	$1.30	23d	1	0.95mi
6213 Balcony Ln Dallas, TX	5.0	3.0	2100	$2,675	$1.27	25d	1	0.95mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	18d	1	0.97mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	9d	1	1.35mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	25d	1	1.36mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	9d	1	1.39mi
2918 Morgan Dr Dallas, TX	4.0	2.0	1610	$2,500	$1.55	25d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $179,580 Active 97 DOM
2. 2026-06-18
   days on market $179,580 Active 94 DOM
3. 2026-06-17
   days on market $179,580 Active 93 DOM
4. 2026-06-16
   days on market $179,580 Active 92 DOM
5. 2026-06-15
   days on market $179,580 Active 91 DOM
6. 2026-06-13
   days on market $179,580 Active 89 DOM
7. 2026-06-09
   days on market $179,580 Active 85 DOM
8. 2026-06-08
   days on market $179,580 Active 84 DOM
9. 2026-06-07
   pricestatusdays on market $179,580 Active 83 DOM
10. 2026-06-04
    days on market $199,580 Active Option Contract 80 DOM
11. 2026-06-03
    days on market $199,580 Active Option Contract 79 DOM
12. 2026-06-02
    days on market $199,580 Active Option Contract 78 DOM
13. 2026-06-02
    days on market $199,580 Active Option Contract 77 DOM
14. 2026-05-31
    days on market $199,580 Active Option Contract 76 DOM
15. 2026-05-10
    historical Active Option Contract 432-char remark

    Show marketing remark (432 chars)

    Multiple Offers. Please submit highest and best by 5 pm Monday, May 5, 2026. Price adjustment for this 5 bedroom 2 bth income producing property located in an established neighborhood with recent updates (roof 2025, water heater 2025 etc.). Currently has 8 tenants. Ideal for those wanting extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

16. 2026-04-01
    price $199,580 432-char remark

    Show marketing remark (432 chars)

    Multiple Offers. Please submit highest and best by 5 pm Monday, May 5, 2026. Price adjustment for this 5 bedroom 2 bth income producing property located in an established neighborhood with recent updates (roof 2025, water heater 2025 etc.). Currently has 8 tenants. Ideal for those wanting extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

17. 2026-03-16
    listed $239,580 Active 432-char remark

    Show marketing remark (432 chars)

    Multiple Offers. Please submit highest and best by 5 pm Monday, May 5, 2026. Price adjustment for this 5 bedroom 2 bth income producing property located in an established neighborhood with recent updates (roof 2025, water heater 2025 etc.). Currently has 8 tenants. Ideal for those wanting extra bedrooms. Owner will assist with some closing cost and or repairs. Buyer and or agent to verify all information contained herein.

ⓘ 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: $5,305 · $442/mo
• Projected year-2 tax: $5,305 · $442/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,862
• − Mortgage interest: −$10,059
• − Property taxes: −$5,305
• − Insurance: −$898
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$5,224
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,870/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

-16.7% since first listed

3 events — show timeline

• 2026-05-10 Contingent — NTREIS
• 2026-04-01 Price Changed $199,580 NTREIS
• 2026-03-16 Listed $239,580 NTREIS

Property tax history

+9.4%/yr

Latest (2025): $5,305 · -0.4% YoY. Source: county tax records.