3423 Frosty Trl · Dallas, TX 75241

$199,000

2 bd · 1.5 ba · 1,036 sqft · SingleFamily public records · 24 Days on market

Built 1969 6,926 sqft lot $192/sqft · at area comps Est $207k · at est. ↓ 23% since listing

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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).

• Cash flow +11.0/30.0
• ARV discount +9.2/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated ranch home on large fenced lot. Home features All new windows, wood flooring in living room, new carpet in bedrooms, New kitchen with freshly painted cabinets & new countertops, New tile backsplash. New stainless vent fan. Seller to provide new stove upon purchase. All new interior paint, New ceiling fans and overhead lighting throughout, New main bathroom has new vanity, toilet, faucets, light fixtures and tile backsplash. Half bath has new vanity, faucets, lighting and toilet. 1 car attached garage with new garage door and door opener. ADDITIONAL second car parking pad in front yard attached to garage. Furniture is available with the sale.

Key facts

• Wood flooring
• New kitchen
• Large fenced lot

Tags

• LARGE FENCED LOT
• NEW WINDOWS
• WOOD FLOORING
• NEW KITCHEN
• FRESHLY PAINTED CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential — Single family residence; Subdivision: Highland Hills 09; County: Dallas; Directions: From I20 go north on Bonnieview Rd, left on Tiaoga St, right on Strawberry Trail, left on Frosty Trail
• Financial info: Listing terms include Cash, Conventional, FHA, Texas Vet, VA Loan
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); Covered parking (1 covered space); Garage door opener; Additional parking and parking pad; Concrete surfaces; Storage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Electricity available and connected; Natural gas available; Master gas and water meters; Cable available; Phone available
• Home design: Single family residence; Not attached to another property; Built in 1969; Brick construction
• Construction: Brick exterior; Asphalt roof; Slab foundation; Preowned home
• Exterior features: Lot less than 0.5 acre; Easements: none; Curbs and sidewalks

Interior

• Kitchen: Gas range; Dual sinks
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom with built-in cabinets, Corian-type countertop and medicine cabinet; 1 half bathroom with Corian-type countertop
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Cable TV available; Window coverings; Two living areas; One dining area; Nine total rooms; One level (single story)
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Gas dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.1% below list).
• Recommended offer: $177k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $6k 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 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $176,898 (11.1% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,949
• List price: $199,000
• Delta: -3.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6544 Cinnamon Oaks Dr	0.28mi	3/1.5 (+1)	1,073 (+4%)	2mo	$205,000	$191	74
6341 Leaning Oaks St	0.43mi	3/1.5 (+1)	1,042 (+1%)	11mo	$189,900	$182	65
3707 Pacesetter Dr	0.38mi	3/1.5 (+1)	1,100 (+6%)	4mo	$139,900	$127	63
3464 Pinebrook Dr	0.26mi	3/1.5 (+1)	1,149 (+11%)	2mo	$200,000	$174	63
6624 Sebring Dr	0.48mi	3/1.5 (+1)	1,083 (+4%)	4mo	$215,000	$199	62
3474 Pacesetter Dr	0.22mi	3/1.5 (+1)	1,164 (+12%)	3mo	$189,500	$163	61
3760 Stagecoach Trl	0.48mi	3/1.5 (+1)	1,026 (-1%)	13mo	$180,000	$175	60
3620 Pacesetter Dr	0.34mi	3/1.5 (+1)	942 (-9%)	5mo	$140,000	$149	60
3554 Tioga St	0.25mi	3/1.0 (+1)	903 (-13%)	10mo	$195,000	$216	52
3849 Stagecoach Trl	0.50mi	3/1.0 (+1)	972 (-6%)	13mo	$225,000	$231	48
6444 Leaning Oaks St	0.36mi	3/1.5 (+1)	938 (-10%)	17mo	$195,000	$208	48
3140 Mojave Dr	0.67mi	3/2.0 (+1)	1,089 (+5%)	16mo	$225,000	$207	40

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-42,769
• Equity at exit: $29,672

10-year hold

• IRR: -29.3%
• Equity multiple: -0.15×
• Total profit: $-63,894
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$356 /mo · $4,275/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-85

Break-even live

Break-even rent $1,877

Max offer price $183,936

Occupancy floor 100%

Sensitivity live

Price	-10% $27	-5% $-29	+0% $-85	+5% $-142	+10% $-198
Rent	-10% $-225	-5% $-155	+0% $-85	+5% $-15	+10% $54
Rate	-1.0pp $15	-0.5pp $-35	base $-85	+0.5pp $-137	+1.0pp $-189

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	45d	1	0.18mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	45d	1	0.30mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	45d	1	0.34mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	6d	1	0.40mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	45d	1	0.52mi
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$1,788	$1.90	3d	9	0.54mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,384	$1.35	1d	31	0.67mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$2,105	$1.46	0d	1	0.79mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$880	$0.97	0d	8	0.83mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,508	$1.45	5d	7	0.87mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	45d	1	0.97mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$963	$1.17	9d	7	1.01mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	26d	1	1.02mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	19d	1	1.05mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	1.07mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	26d	1	1.18mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	9d	1	1.23mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	26d	1	1.23mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	0d	1	1.24mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	45d	1	1.24mi
2529 Morgan Dr Dallas, TX	2.0	1.0	842	$1,650	$1.96	26d	1	1.27mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	22d	1	1.34mi
2111 Crouch Rd Dallas, TX	1.0–2.0	1.0–2.0	866	$1,277	$1.47	8d	1	1.39mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $199,000 Pending 24 DOM
2. 2026-06-07
   days on market $199,000 Active Option Contract 23 DOM
3. 2026-06-04
   statusdays on market $199,000 Active Option Contract 20 DOM
4. 2026-06-03
   days on market $199,000 Active 19 DOM
5. 2026-06-02
   days on market $199,000 Active 18 DOM
6. 2026-06-01
   days on market $199,000 Active 17 DOM
7. 2026-05-31
   days on market $199,000 Active 16 DOM
8. 2026-05-15
   listed $259,000 Active 666-char remark
9. 2012-01-09
   soldstatus
10. 2012-01-09
    soldstatus
11. 2011-10-04
    soldstatus
12. 1994-02-03
    soldstatus
13. 1993-07-30
    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: $4,275 · $356/mo
• Projected year-2 tax: $4,275 · $356/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 8/10 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: $21,228
• − Mortgage interest: −$11,147
• − Property taxes: −$4,275
• − Insurance: −$995
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,789
• Taxable loss: −$4,375
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $27/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

-23.2% since first listed

10 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-03 Contingent — NTREIS
• 2026-05-28 Price Changed $199,000 NTREIS
• 2026-05-21 Price Changed $215,000 NTREIS
• 2026-05-15 Listed $259,000 NTREIS
• 2012-01-09 Sold (Public Records) — Public Records
• 2012-01-09 Sold (Public Records) — Public Records
• 2011-10-04 Sold (Public Records) — Public Records
• 1994-02-03 Sold (Public Records) — Public Records
• 1993-07-30 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,275 · -2.7% YoY. Source: county tax records.