4020 Ranger Dr · Dallas, TX 75212

$399,999

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 1 Days on market

Built 2025 7,000 sqft lot $184/sqft · 6% below area Est $420k · at est. ↓ 9% 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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +6.7/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.4/5.0
• DSCR +1.0/10.0

Listing remarks

NEW CONSTRUCTION!!!! Discover the perfect balance of style and comfort in this 4-bedroom, 3-bath home in the heart of West Dallas. Flooded with natural light, the open-concept layout creates an inviting space where the kitchen, dining, and living areas all come together — ideal for hosting friends or enjoying family nights in. The private primary suite offers a peaceful retreat, while the additional bedrooms give you the flexibility for guests, kids, or a home office. Outside, a wrap-around garage and spacious backyard add convenience and room to spread out. Just minutes from Trinity Groves, Downtown Dallas, and the best dining, shopping, and entertainment West Dallas has to offer, th

Key facts

• Spacious backyard
• Open-concept layout
• Wrap-around garage

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• WRAP-AROUND GARAGE
• SPACIOUS BACKYARD
• MINUTES FROM TRINITY GROVES

Property features AI

Finance

• Other: Builder listing special condition; Possession at closing/funding; Audio and video recording allowed for visitors
• Financial info: Accepts Cash, Conventional, FHA, VA financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 garage spaces; Covered parking for 2; Concrete driveway; Direct garage access with garage door opener; garage faces side
• Security: Smoke detectors
• Utilities: City water; City sewer; Electricity available; Cable available; Concrete curbs and sidewalks; sewer available
• Home design: Single family residence; Residential property; One story; Accessible bedroom and accessible full bath; Property attached: Yes
• Construction: Shingle roof; Slab foundation; Built in 2025
• Exterior features: Back yard wood fencing; Acreage lot (less than 0.5 acre)

Interior

• Kitchen: Built-in gas range; Dishwasher
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level with dual sinks and walk-in closet
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Built-in features; Cable TV available; Walk-in closets; One living area; One dining area; 5 total rooms; Levels: One
• Laundry & utility: Electric utilities available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-633 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (29.9% below list).
• Recommended offer: $280k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Eladio R Martinez Learning Center (math 25% / reading 21%, grade F, #3,277 of 4,322 statewide, top 77%, 536 students, 97% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL).
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,802/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $280,241 (29.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.70% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 11.9

CMA / ARV

• ARV (median comp): $419,594
• List price: $399,999
• Delta: -4.67%
• 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
4033 Hammerly Dr	0.04mi	3/2.5 (-1)	2,128 (-2%)	2mo	$440,000	$207	86
4024 Ranger Dr	0.02mi	4/2.0	1,957 (-10%)	5mo	$425,000	$217	78
4026 Weisenberger Dr	0.12mi	4/2.5	2,228 (+3%)	18mo	$339,000	$152	73
3609 Abilene St	0.31mi	4/2.0	2,089 (-4%)	13mo	$404,000	$193	68
3509 Harlingen St	0.50mi	4/3.5	2,195 (+1%)	3mo	$439,900	$200	66
4119 Palacios Ave	0.26mi	4/2.0	2,000 (-8%)	20mo	$439,000	$220	58
3930 Maybeth St	0.26mi	4/2.5	1,965 (-10%)	14mo	$424,000	$216	58
4922 Mexicana Rd	0.29mi	4/2.0	1,954 (-10%)	15mo	$449,900	$230	57
3527 Harlingen	0.48mi	4/2.5	2,047 (-6%)	11mo	$123,000	$60	56
3507 Harlingen St	0.52mi	3/2.5 (-1)	2,231 (+3%)	18mo	$400,000	$179	50
3607 Maybeth St	0.42mi	4/2.0	1,867 (-14%)	17mo	$395,000	$212	42
3131 Weisenberger Dr	0.70mi	4/2.0	1,852 (-15%)	12mo	$349,000	$188	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.51×
• Total profit: $169,431
• Equity at exit: $360,351

10-year hold

• IRR: 16.8%
• Equity multiple: 5.61×
• Total profit: $516,116
• Equity at exit: $777,110

Cash invested: $112,000 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$582 /mo · $6,988/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-633

Break-even live

Break-even rent $3,603

Max offer price $288,223

Occupancy floor —

Sensitivity live

Price	-10% $-406	-5% $-520	+0% $-633	+5% $-746	+10% $-859
Rent	-10% $-854	-5% $-743	+0% $-633	+5% $-522	+10% $-411
Rate	-1.0pp $-431	-0.5pp $-531	base $-633	+0.5pp $-736	+1.0pp $-842

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Tram Dr Unit 1019501P Dallas, TX	5.0	2.5	2475	$7,484	$3.02	45d	1	0.54mi
4124 Tram Dr Dallas, TX	5.0	2.5	2478	$8,250	$3.33	24d	1	0.55mi
4128 Mart St Dallas, TX	3.0	2.5	1754	$2,800	$1.60	26d	1	0.68mi
3618 McBroom St Dallas, TX	5.0	2.5	2449	$8,700	$3.55	0d	1	1.24mi
2518 Kenesaw Dr Dallas, TX	4.0	3.0	1878	$2,600	$1.38	20d	1	1.30mi
3421 Nomas St Dallas, TX	5.0	3.0	2375	$8,250	$3.47	24d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on marketlisting id $399,999 Active 1 DOM
2. 2026-06-09
   days on market $399,999 Active 286 DOM
3. 2026-06-08
   days on market $399,999 Active 285 DOM
4. 2026-06-07
   days on market $399,999 Active 284 DOM
5. 2026-06-04
   days on market $399,999 Active 281 DOM
6. 2026-06-03
   days on market $399,999 Active 280 DOM
7. 2026-06-02
   days on market $399,999 Active 279 DOM
8. 2026-06-02
   days on market $399,999 Active 278 DOM
9. 2026-05-31
   days on market $399,999 Active 277 DOM
10. 2026-03-23
    price $399,999 738-char remark
11. 2026-02-18
    price $410,000 738-char remark
12. 2025-12-31
    price $420,000 738-char remark
13. 2025-09-23
    price $435,000 738-char remark
14. 2025-08-16
    listed $439,999 Active 738-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: $6,988 · $582/mo
• Projected year-2 tax: $7,320 · $610/mo
• Expected delta: +$332/yr (+$28/mo · 4.7%)

ⓘ 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 · 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,629
• − Mortgage interest: −$22,406
• − Property taxes: −$6,988
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$11,636
• Taxable loss: −$14,782
• Est. tax savings @ 24.0%: +$3,548
• After-tax cash flow: $-4,045/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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% English-only · Spanish 52% Vietnamese 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

-9.1% since first listed

7 events — show timeline

• 2026-06-20 Listed $399,999 NTREIS
• 2026-06-10 Listing Removed — NTREIS
• 2026-03-23 Price Changed $399,999 NTREIS
• 2026-02-18 Price Changed $410,000 NTREIS
• 2025-12-31 Price Changed $420,000 NTREIS
• 2025-09-23 Price Changed $435,000 NTREIS
• 2025-08-16 Listed $439,999 NTREIS

Property tax history

+21.4%/yr

Latest (2025): $6,988 · +212.7% YoY. Source: county tax records.