725 Emberwood Dr · Dallas, TX 75232

$159,900

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 181 Days on market

Built 1956 7,667 sqft lot $125/sqft · 25% below area Est $214k · 25% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

Key facts

• Near camp wisdom
• Open living area
• 7,667 sq ft lot

Tags

• OPEN LIVING AREA
• CONVERTED GARAGE SPACE
• LARGE FENCED BACKYARD
• QUICK ACCESS TO HWY 35E
• NEAR CAMP WISDOM
• SHOPPING AND RESTAURANTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 98 active listings in the ZIP; 32 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).

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 181 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1956 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (median comp): $213,664
• List price: $159,900
• Delta: -25.16%
• 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
821 Goldwood Dr	0.23mi	3/2.0 (-1)	1,284 (0%)	0mo	$239,000	$186	80
740 Goldwood Dr	0.15mi	4/2.0	1,339 (+4%)	3mo	$239,900	$179	80
751 Ivywood Dr	0.25mi	4/2.0	1,330 (+4%)	0mo	$235,000	$177	78
7207 Greenspan Ave	0.14mi	3/2.0 (-1)	1,188 (-8%)	1mo	$175,000	$147	71
625 Midvale Dr	0.33mi	4/1.0	1,178 (-8%)	2mo	$159,900	$136	69
6946 Trailcrest Dr	0.33mi	3/2.0 (-1)	1,327 (+3%)	3mo	$232,000	$175	68
7917 Woodshire Dr	0.66mi	3/1.0 (-1)	1,294 (+1%)	1mo	$149,900	$116	62
7815 Woodshire Dr	0.57mi	3/1.0 (-1)	1,240 (-3%)	2mo	$159,900	$129	61
721 Ivywood Dr	0.24mi	3/1.0 (-1)	1,092 (-15%)	1mo	$130,000	$119	58
612 Highcrest Dr	0.37mi	3/1.0 (-1)	1,140 (-11%)	2mo	$180,000	$158	57
728 Oceanview Dr	0.71mi	3/2.0 (-1)	1,282 (-0%)	1mo	$257,000	$200	57
226 Bettyrae Way	0.64mi	3/2.0 (-1)	1,208 (-6%)	2mo	$154,900	$128	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,604
• Equity at exit: $23,842

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,454
• Equity at exit: $13,825

Cash invested: $44,772 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$839
• Tax from tax record: −$419 /mo · $5,022/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $191

Break-even live

Break-even rent $1,676

Max offer price $159,900

Occupancy floor 85%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Havenwood Dr Dallas, TX	3.0	1.5	1666	$2,300	$1.38	7d	1	0.24mi
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	7d	1	0.31mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	14d	1	0.31mi
925 Bluewood Dr Dallas, TX	4.0	2.0	1670	$2,000	$1.20	43d	1	0.31mi
922 Havenwood Dr Dallas, TX	3.0	1.5	1714	$2,200	$1.28	43d	1	0.36mi
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	43d	1	0.38mi
308 Longridge Dr Dallas, TX	3.0	2.0	1687	$2,040	$1.21	7d	1	0.38mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	3d	1	0.40mi
511 Highcrest Dr Dallas, TX	3.0	2.0	1513	$1,700	$1.12	43d	1	0.41mi
7826 Overridge Dr Dallas, TX	4.0	1.0	1307	$1,650	$1.26	7d	1	0.49mi
7842 Overridge Dr Dallas, TX	4.0	2.0	1300	$1,650	$1.27	24d	1	0.52mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	24d	1	0.54mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1540	$1,795	$1.17	7d	1	0.54mi
624 Oceanview Dr Dallas, TX	3.0	2.0	1730	$1,950	$1.13	7d	1	0.69mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	7d	1	0.73mi
1256 Golden Trophy Dr Dallas, TX	3.0	2.0	1566	$2,750	$1.76	1d	1	0.74mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	7d	1	0.84mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,450	$1.61	43d	7	0.86mi
1320 Cleardale Dr Dallas, TX	3.0	2.0	1170	$1,999	$1.71	7d	1	0.91mi
8022 Genesis Dr Dallas, TX	3.0	2.0	1399	$2,000	$1.43	2d	1	0.94mi
104 Idlewheat Ln Dallas, TX	3.0	2.0	1820	$2,000	$1.10	20d	1	0.95mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	43d	1	0.97mi
144 Triumph Rd Dallas, TX	3.0	2.0	1820	$2,130	$1.17	43d	1	0.98mi
7709 Reese St Dallas, TX	4.0	2.0	1707	$2,300	$1.35	14d	1	1.07mi
7225 Harold Walker Dr Dallas, TX	4.0	2.0	1458	$1,975	$1.35	2d	1	1.15mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	7d	1	1.17mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	7d	1	1.19mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	15d	1	1.22mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	7d	1	1.25mi
7422 Amber Dr Dallas, TX	4.0	2.0	1621	$2,079	$1.28	7d	1	1.27mi
7463 Concordia Ln Dallas, TX	3.0	2.0	1728	$2,100	$1.22	44d	1	1.30mi
7808 S Hampton Rd Dallas, TX	2.0–3.0	2.0	1064	$2,100	$1.97	43d	3	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 181 DOM
2. 2026-06-17
   days on market $159,900 Active 180 DOM
3. 2026-06-16
   days on market $159,900 Active 179 DOM
4. 2026-06-15
   days on market $159,900 Active 178 DOM
5. 2026-06-13
   days on market $159,900 Active 176 DOM
6. 2026-06-09
   days on market $159,900 Active 172 DOM
7. 2026-06-08
   days on market $159,900 Active 171 DOM
8. 2026-06-07
   days on market $159,900 Active 170 DOM
9. 2026-06-04
   pricedays on market $159,900 Active 167 DOM
10. 2026-06-03
    days on market $164,900 Active 166 DOM
11. 2026-06-02
    days on market $164,900 Active 165 DOM
12. 2026-06-02
    days on market $164,900 Active 164 DOM
13. 2026-05-31
    days on market $164,900 Active 163 DOM
14. 2026-05-05
    price $164,900 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

15. 2026-04-03
    price $169,900 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

16. 2026-03-06
    price $174,900 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

17. 2026-02-16
    price $179,900 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

18. 2026-01-18
    price $184,900 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

19. 2025-12-19
    listed $189,900 Active 308-char remark

    Show marketing remark (308 chars)

    Layout includes 4 bedrooms, 1 bathroom, an open living area, and a converted garage space. The property also features a large fenced backyard. Located near Camp Wisdom with quick access to Hwy 35E, UNT Dallas, shopping, and restaurants. Ideal opportunity for investors or buyers seeking a renovation project.

20. 2024-08-13
    status Active
21. 2024-03-23
    listed $223,000 Active
22. 2023-12-07
    price $244,000
23. 2023-10-28
    listed $249,000 Active
24. 2023-07-17
    soldstatus
25. 2003-11-12
    soldstatus
26. 2003-09-12
    historical
27. 2003-06-12
    listed $66,900
28. 1988-01-22
    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: $5,022 · $419/mo
• Projected year-2 tax: $5,022 · $419/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,003
• − Mortgage interest: −$8,957
• − Property taxes: −$5,022
• − Insurance: −$800
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$4,652
• Taxable loss: −$108
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,314/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): 32,967

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• 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

+146.5% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $164,900 NTREIS
• 2026-04-03 Price Changed $169,900 NTREIS
• 2026-03-06 Price Changed $174,900 NTREIS
• 2026-02-16 Price Changed $179,900 NTREIS
• 2026-01-18 Price Changed $184,900 NTREIS
• 2025-12-19 Listed $189,900 NTREIS
• 2024-08-13 Relisted — NTREIS
• 2024-03-23 Listed $223,000 NTREIS
• 2023-12-07 Price Changed $244,000 NTREIS
• 2023-10-28 Listed $249,000 NTREIS
• 2023-07-17 Sold (Public Records) — Public Records
• 2003-11-12 Sold (Public Records) — Public Records
• 2003-09-12 Listing Removed — NTREIS
• 2003-06-12 Listed $66,900 NTREIS
• 1988-01-22 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $5,022 · -0.4% YoY. Source: county tax records.