7960 Olusta Dr · Dallas, TX 75217

$149,900

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 23 Days on market

Built 1958 8,407 sqft lot $108/sqft · 34% below area Est $227k · 34% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or buyers looking to add value! This single-story traditional home in the established Newman Park neighborhood of Dallas offers 3 bedrooms, 2 full bathrooms, and approximately 1,394 square feet of living space on a generously sized lot just under a quarter acre. Built in 1958, the home features a functional layout with an eat-in kitchen, dedicated dining area, and central heating and air. Outside, you'll find a driveway with covered parking and alley access, providing added convenience. Utilities include city water, sewer, electricity, and natural gas. Located within Dallas ISD and just a short drive to major highways, shopping, and dining, this property pres

Key facts

• 8,407 sq ft lot
• Parking
• Built 1958

Property features AI

Finance

• Other: Subdivision: Newman Park 1st Instl; Directions: Please use GPS; County: Dallas; Country: United States
• Financial info: Acceptable financing: Cash, Conventional; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Covered carport (1 covered space, 1 carport space); Driveway parking; Outside parking available
• Utilities: City water; City sewer; Sewer available; Electricity available; Natural gas available; Municipal utility district: No
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1958; Preowned
• Exterior features: Lot under 0.5 acre (approximately 0.193 acre); All-weather road access; Alley access

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; One living area; One dining area; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: W A Blair El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 397 students, 98% FRL).
• Market conditions: Rents rising (+1.0%/yr); 198 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 43% of the median local income ($56k/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 $4k 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 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 6.2

CMA / ARV

• ARV (median comp): $227,077
• List price: $149,900
• Delta: -33.99%
• 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
7960 Olusta Dr	0.00mi	3/2.0	1,394 (0%)	0mo	$149,900	$108	100
7911 Komalty Dr	0.14mi	3/2.0	1,454 (+4%)	5mo	$170,000	$117	82
7520 Gayglen Dr	0.43mi	3/2.0	1,409 (+1%)	1mo	$249,000	$177	77
7530 Neuhoff Dr	0.40mi	3/2.0	1,365 (-2%)	12mo	$225,000	$165	68
7923 S Nassau Cir	0.25mi	4/2.0 (+1)	1,248 (-10%)	2mo	$150,000	$120	64
7419 Neuhoff Dr	0.47mi	4/2.0 (+1)	1,440 (+3%)	4mo	$249,999	$174	64
8224 Goldfield Dr	0.36mi	3/2.0	1,247 (-10%)	13mo	$235,000	$188	55
7810 Cantura Dr	0.56mi	3/2.0	1,293 (-7%)	11mo	$270,000	$209	53
219 Longbranch Ln	0.30mi	4/2.0 (+1)	1,524 (+9%)	16mo	$272,000	$178	52
7315 Ridgewick Dr	0.60mi	3/2.0	1,272 (-9%)	9mo	$149,900	$118	50
8002 S Nassau Cir	0.27mi	4/2.0 (+1)	1,603 (+15%)	16mo	$329,900	$206	45
139 Bridges St	0.56mi	3/1.0	1,250 (-10%)	13mo	$195,000	$156	42

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,512
• Equity at exit: $22,351

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,249
• Equity at exit: $12,961

Cash invested: $41,972 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$786
• Tax from tax record: −$457 /mo · $5,488/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $275

Break-even live

Break-even rent $1,653

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $317	+0% $275	+5% $232	+10% $190
Rent	-10% $117	-5% $196	+0% $275	+5% $354	+10% $433
Rate	-1.0pp $350	-0.5pp $313	base $275	+0.5pp $236	+1.0pp $196

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7911 Komalty Dr Dallas, TX	4.0	2.0	1454	$2,000	$1.38	44d	1	0.16mi
8120 Rayville Dr Dallas, TX	2.0	1.0	960	$1,495	$1.56	25d	1	0.86mi
121 N Jim Miller Rd Unit 121 Dallas, TX	3.0	2.0	1169	$1,175	$1.01	8d	1	0.95mi
7250 Elam Rd Dallas, TX	1.0–3.0	1.0–2.0	724	$1,612	$2.23	3d	9	1.04mi
119 Palm Oak Dr Dallas, TX	3.0	1.5	1401	$2,000	$1.43	6d	1	1.12mi
6811 Marla Dr Dallas, TX	3.0	2.0	1070	$1,850	$1.73	2d	1	1.18mi
445 Bolero Ave Dallas, TX	3.0	2.0	1200	$1,900	$1.58	8d	1	1.22mi
250 Prairie Grove Dr Dallas, TX	3.0	2.0	1164	$1,770	$1.52	13d	1	1.41mi
8728 Dunlap St Dallas, TX	4.0	2.0	1704	$2,399	$1.41	44d	1	1.44mi
8728 Dunlap St Dallas, TX	4.0	2.0	1701	$2,399	$1.41	5d	1	1.44mi

Listing history 1 events

1. 2026-05-06
   listed $149,900 Active 874-char remark

ⓘ 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: $5,488 · $457/mo
• Projected year-2 tax: $5,488 · $457/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $24,007
• − Mortgage interest: −$8,397
• − Property taxes: −$5,488
• − Insurance: −$750
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$4,361
• Taxable income: $1,171
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,014/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

3 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-29 Pending — NTREIS
• 2026-05-06 Listed $149,900 NTREIS

Property tax history

+8.3%/yr

Latest (2025): $5,488 · -0.4% YoY. Source: county tax records.