5103-5111 Live Oak St · Dallas, TX 75206

$7,500,000

2640 bd · 1936.0 ba · 8,740 sqft · MultiFamily public records · 85 Days on market

Built 1957 1.29 ac lot $858/sqft · 408% above area Est $6321k · 19% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 44 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Live Oak Manor is a fully renovated 44-unit multifamily community located in one of East Dallas’ most desirable and rapidly evolving neighborhoods. The property underwent a comprehensive renovation in 2023, including major upgrades to mechanical, electrical, and plumbing systems, offering investors a turnkey asset with minimal near-term capital needs. Ideally positioned just minutes from Lower Greenville and the transformative development along Henderson Avenue, Live Oak Manor provides residents with immediate access to premier dining, entertainment, and retail. The property benefits from strong rental demand driven by its walkable location, proximity to major employment centers, and continued growth across the East Dallas submarket.

Key facts

• Fully renovated
• Immediate access
• Strong rental demand

Tags

• FULLY RENOVATED
• COMPREHENSIVE RENOVATION
• MAJOR UPGRADES
• TURNKEY ASSET
• IMMEDIATE ACCESS
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 44 × 60-bed/44.0-bath units multifamily listed at $7.50M.

Deal economics

• At list price, monthly cash flow is $30k ($364k/yr) — positive. Per door: $689/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($98k rent vs $7.50M).
• Recommended offer: $7.05M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+1.3%/yr); 330 active listings in the ZIP; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $97,748/mo this rent would consume 1289% of the median local household income ($91k/yr) (locally 2983% 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 $52k of loan paydown is wiped out by about $225k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $2.10M cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($7.05M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,050,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.30% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $6,320,893
• List price: $7,500,000
• Delta: 18.65%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.26% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $547,069
• Equity at exit: $1,118,274

10-year hold

• IRR: 14.6%
• Equity multiple: 2.09×
• Total profit: $2,291,450
• Equity at exit: $648,463

Cash invested: $2,100,000 (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 75206

• Rents YoY: 1.3%
• Active inventory: 330
• Price-to-rent: 281.3×

Monthly cashflow live

• Estimated rent: $97,748 medium
• Mortgage (P&I): −$39,331
• Tax from tax record: −$4,428 /mo · $53,137/yr
• Insurance: −$3,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$20,527
• Net cashflow: $30,337

Break-even live

Break-even rent $59,347

Max offer price $7,500,000

Occupancy floor 64%

Sensitivity live

Price	-10% $34,583	-5% $32,460	+0% $30,337	+5% $28,214	+10% $26,091
Rent	-10% $22,615	-5% $26,476	+0% $30,337	+5% $34,198	+10% $38,059
Rate	-1.0pp $34,114	-0.5pp $32,245	base $30,337	+0.5pp $28,394	+1.0pp $26,416

44-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 44× units	60	44	$97,768
Total (44 units)			$97,748

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: $1,875,000
• Closing costs: $225,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $7,500,000 Active 85 DOM
2. 2026-06-17
   days on market $7,500,000 Active 84 DOM
3. 2026-06-16
   days on market $7,500,000 Active 83 DOM
4. 2026-06-15
   days on market $7,500,000 Active 82 DOM
5. 2026-06-13
   days on market $7,500,000 Active 80 DOM
6. 2026-06-09
   days on market $7,500,000 Active 76 DOM
7. 2026-06-08
   days on market $7,500,000 Active 75 DOM
8. 2026-06-07
   days on market $7,500,000 Active 74 DOM
9. 2026-06-04
   days on market $7,500,000 Active 71 DOM
10. 2026-06-03
    days on market $7,500,000 Active 70 DOM
11. 2026-06-02
    days on market $7,500,000 Active 69 DOM
12. 2026-06-01
    days on market $7,500,000 Active 68 DOM
13. 2026-05-31
    days on market $7,500,000 Active 67 DOM
14. 2026-03-25
    listed $7,500,000 Active 752-char remark

    Show marketing remark (752 chars)

    Live Oak Manor is a fully renovated 44-unit multifamily community located in one of East Dallas’ most desirable and rapidly evolving neighborhoods. The property underwent a comprehensive renovation in 2023, including major upgrades to mechanical, electrical, and plumbing systems, offering investors a turnkey asset with minimal near-term capital needs. Ideally positioned just minutes from Lower Greenville and the transformative development along Henderson Avenue, Live Oak Manor provides residents with immediate access to premier dining, entertainment, and retail. The property benefits from strong rental demand driven by its walkable location, proximity to major employment centers, and continued growth across the East Dallas submarket.

ⓘ 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: $53,137 · $4,428/mo
• Projected year-2 tax: $137,250 · $11,438/mo
• Expected delta: +$84,113/yr (+$7,009/mo · 158.3%)

ⓘ 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 · 23 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: $1,172,976
• − Mortgage interest: −$420,117
• − Property taxes: −$53,137
• − Insurance: −$37,500
• − Repairs & maintenance: −$93,838
• − Management: −$93,838
• − Depreciation: −$218,182
• Taxable income: $256,364
• Est. tax owed @ 24.0%: −$61,527
• After-tax cash flow: $302,517/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): 38,909
• Household income: $91,023
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 2983.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 10% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Chinese 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: ▼ -852.92%
• Current HPI: 302.4367
• Rent YoY: ▲ 1.26%
• 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

1 event — show timeline

• 2026-03-25 Listed $7,500,000 NTREIS

Property tax history

+11.8%/yr

Latest (2025): $53,137 · +6.7% YoY. Source: county tax records.