4419 W University Blvd · Dallas, TX 75209

$587,500

3 bd · 2.5 ba · 2,687 sqft · SingleFamily public records · 44 Days on market

Built 2006 4,487 sqft lot $219/sqft · 27% below area Est $864k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated single-family attached home in a prime Dallas location with a spacious, functional floor plan designed for everyday living and entertaining. This 3-bedroom, 2.1-bath home features abundant natural light, hardwood floors, an updated kitchen, generously sized bedrooms, and a large backyard with a covered porch perfect for relaxing or hosting guests. The oversized primary suite offers dual sinks, a large walk-in closet, and plenty of space to unwind. Conveniently located near Love Field, the Dallas North Tollway, shopping, dining, and more.

Key facts

• Covered porch
• Dual sinks
• Walk-in closet

Tags

• UPDATED KITCHEN
• LARGE BACKYARD
• COVERED PORCH
• OVERSIZED PRIMARY SUITE
• DUAL SINKS
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage facing front; Two covered/garage spaces; Garage approximately 19 feet wide by 19 feet deep
• Utilities: City water; City sewer; Not in a municipal utility district; Energy-efficient appliances
• Home design: Single family residence (residential); Attached property; Two-story home; Built in 2006; Preowned
• Construction: Brick construction
• Exterior features: Balcony; Covered porch(es); Fenced yard with wood and wrought iron fencing; Interior lot; lot dimensions approximately 55 x 165

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Eat-in kitchen with kitchen island, built-in cabinets, and natural stone/granite counters
• Bedrooms: Three bedrooms total; Primary bedroom located on second floor with dual sinks and walk-in closet(s); Additional bedrooms located on second floor
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling components
• Interior features: Cable TV available; Decorative lighting; Two living areas; Two dining areas; Total room count: 7; Two levels
• Laundry & utility: Separate utility room on second floor with built-in cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $588k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $567k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $548k (6.8% below list).
• Recommended offer: $548k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: K B Polk Center For Academically Talented & Gifted (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 412 students, 82% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); Thomas Jefferson H S (math 30% / reading 20%, grade F, #1,250 of 1,632 statewide, top 77%, 1,452 students, 97% FRL).
• Market conditions: Rents soft (-1.8%/yr); 176 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $5,476/mo this rent would consume 49% of the median local household income ($135k/yr) (locally 573% 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 $4k of loan paydown is wiped out by about $18k 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 44 days — a 3% lower offer ($570k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $547,573 (6.8% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 8.9

CMA / ARV

• ARV (median comp): $863,790
• List price: $587,500
• Delta: -31.99%
• 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
4518 Hopkins Ave	0.16mi	3/2.5	2,780 (+4%)	6mo	$885,000	$318	82
4516 Hopkins Ave	0.16mi	3/2.5	2,780 (+4%)	8mo	$885,000	$318	80
4527 Hopkins Ave	0.19mi	3/2.5	2,466 (-8%)	6mo	$880,000	$357	73
6822 Victoria Ave	0.26mi	4/4.5 (+1)	2,615 (-3%)	2mo	$950,000	$363	69
7603 Culcourt St	0.38mi	4/2.5 (+1)	2,624 (-2%)	8mo	$850,000	$324	66
4710 March Ave	0.19mi	4/3.5 (+1)	2,863 (+7%)	6mo	$1,075,000	$375	66
7515 Linwood Ave	0.29mi	3/2.5	2,977 (+11%)	5mo	$1,395,000	$469	64
6917 Tyree St	0.17mi	4/2.5 (+1)	2,978 (+11%)	10mo	$715,500	$240	60
8204 Ridgelea St	0.68mi	4/2.0 (+1)	2,615 (-3%)	7mo	$850,000	$325	51
6529 Victoria	0.53mi	4/3.5 (+1)	2,477 (-8%)	7mo	$950,000	$384	48
5325 W University Blvd	0.71mi	3/3.5	3,005 (+12%)	1mo	$1,699,000	$565	42
4722 W Amherst Ave	0.52mi	4/4.0 (+1)	3,007 (+12%)	11mo	$1,249,000	$415	36

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-118,495
• Equity at exit: $87,598

10-year hold

• IRR: -25.6%
• Equity multiple: -0.06×
• Total profit: $-173,647
• Equity at exit: $50,796

Cash invested: $164,500 (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 75209

• Rents YoY: -1.8%
• Active inventory: 176
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $5,476 high
• Mortgage (P&I): −$3,081
• Tax from tax record: −$1,119 /mo · $13,427/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,150
• Net cashflow: $-119

Break-even live

Break-even rent $5,626

Max offer price $566,513

Occupancy floor 97%

Sensitivity live

Price	-10% $214	-5% $47	+0% $-119	+5% $-285	+10% $-451
Rent	-10% $-551	-5% $-335	+0% $-119	+5% $97	+10% $314
Rate	-1.0pp $177	-0.5pp $31	base $-119	+0.5pp $-271	+1.0pp $-426

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: $146,875
• Closing costs: $17,625
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4525 W University Blvd Dallas, TX	3.0	2.5	2777	$3,600	$1.30	5d	1	0.11mi
6918 Webster St Dallas, TX	4.0	4.5	2596	$8,000	$3.08	45d	1	0.15mi
4631 March Ave Unit 611 Dallas, TX	3.0	2.0	2234	$4,474	$2.00	0d	1	0.21mi
7519 Taos Rd Dallas, TX	4.0	4.0	3222	$10,500	$3.26	45d	1	0.29mi
4614 Newmore Ave Dallas, TX	4.0	3.0	3632	$15,000	$4.13	45d	1	0.31mi
4903 W University Blvd Dallas, TX	4.0	2.5	2450	$4,500	$1.84	45d	1	0.34mi
4927 Linnet Ln Dallas, TX	3.0	2.5	1865	$5,000	$2.68	9d	1	0.41mi
5126 W Mockingbird Ln Dallas, TX	3.0	2.0	1859	$2,900	$1.56	5d	1	0.82mi
5301 W Mockingbird Ln Dallas, TX	3.0	2.0	2250	$18,000	$8.00	45d	1	0.87mi
3722 Fairfax Ave Dallas, TX	4.0	4.5	3748	$8,000	$2.13	45d	1	1.08mi
3704 W Beverly Dr Dallas, TX	3.0	3.5	3101	$7,000	$2.26	45d	1	1.16mi
3706 W Beverly Dr Dallas, TX	3.0	3.5	3101	$7,000	$2.26	8d	1	1.17mi
3316 Inwood Rd Dallas, TX	4.0	2.5	2835	$4,575	$1.61	20d	1	1.19mi
4449 Mockingbird Ln Dallas, TX	3.0	2.0	1980	$6,500	$3.28	0d	1	1.32mi
9130 Valley Chapel Ln Dallas, TX	3.0	2.5	2161	$5,500	$2.55	9d	1	1.40mi
9207 Esplanade Dr Dallas, TX	2.0	2.5	2508	$4,700	$1.87	45d	1	1.44mi
3111 Hedgerow Dr Dallas, TX	4.0	3.0	3482	$15,000	$4.31	45d	1	1.44mi
3900 W Northwest Hwy Dallas, TX	3.0	1.0–2.5	1334	$4,155	$3.11	1d	28	1.46mi
7207 Mohawk Dr Unit 106 Dallas, TX	2.0	2.5	1755	$2,850	$1.62	6d	1	1.47mi
7207 Mohawk Dr Unit B 3 Dallas, TX	2.0	2.5	2000	$2,950	$1.48	45d	1	1.47mi

Listing history 30 events

1. 2026-06-15
   statusdays on market $587,500 Pending 44 DOM
2. 2026-06-13
   statusdays on market $587,500 Active Option Contract 43 DOM
3. 2026-06-09
   days on market $587,500 Active 39 DOM
4. 2026-06-08
   days on market $587,500 Active 38 DOM
5. 2026-06-07
   days on market $587,500 Active 37 DOM
6. 2026-06-04
   days on market $587,500 Active 34 DOM
7. 2026-06-03
   days on market $587,500 Active 33 DOM
8. 2026-06-02
   days on market $587,500 Active 32 DOM
9. 2026-06-01
   days on market $587,500 Active 31 DOM
10. 2026-05-31
    days on market $587,500 Active 30 DOM
11. 2026-05-12
    status Active 563-char remark
12. 2026-05-09
    historical Active Option Contract 563-char remark
13. 2026-05-01
    listed $587,500 Active 563-char remark
14. 2026-04-29
    historical
15. 2026-04-16
    price $589,000
16. 2026-02-07
    price $595,000
17. 2025-09-23
    listed $599,000 Active
18. 2020-01-28
    historical
19. 2019-12-17
    listed $440,000 Active
20. 2016-10-04
    soldstatus
21. 2016-09-30
    soldstatus Sold
22. 2016-09-12
    status Pending
23. 2016-08-24
    historical Active Contingent
24. 2016-08-18
    listed $400,000 Active
25. 2011-02-11
    historical
26. 2010-10-05
    listed $334,900 Active
27. 2007-03-05
    soldstatus
28. 2007-01-29
    historical
29. 2006-09-19
    listed $340,900
30. 1995-03-14
    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: $13,427 · $1,119/mo
• Projected year-2 tax: $13,427 · $1,119/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 ≥110°F today · 24 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: $65,709
• − Mortgage interest: −$32,909
• − Property taxes: −$13,427
• − Insurance: −$2,938
• − Repairs & maintenance: −$5,257
• − Management: −$5,257
• − Depreciation: −$17,091
• Taxable loss: −$11,169
• Est. tax savings @ 24.0%: +$2,681
• After-tax cash flow: $1,255/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): 14,211
• Household income: $134,707
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 573.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 5% Italian 3% Slovak 3%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% 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: ▼ -922.58%
• Current HPI: 316.5276
• Rent YoY: ▼ -1.82%
• 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

+72.3% since first listed

22 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-11 Contingent — NTREIS
• 2026-05-12 Relisted — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-05-01 Listed $587,500 NTREIS
• 2026-04-29 Listing Removed — NTREIS
• 2026-04-16 Price Changed $589,000 NTREIS
• 2026-02-07 Price Changed $595,000 NTREIS
• 2025-09-23 Listed $599,000 NTREIS
• 2020-01-28 Listing Removed — NTREIS
• 2019-12-17 Listed $440,000 NTREIS
• 2016-10-04 Sold (Public Records) — Public Records
• 2016-09-30 Sold (MLS) — NTREIS
• 2016-09-12 Pending — NTREIS
• 2016-08-24 Contingent — NTREIS
• 2016-08-18 Listed $400,000 NTREIS
• 2011-02-11 Listing Removed — NTREIS
• 2010-10-05 Listed $334,900 NTREIS
• 2007-03-05 Sold (MLS) — NTREIS
• 2007-01-29 Listing Removed — NTREIS
• 2006-09-19 Listed $340,900 NTREIS
• 1995-03-14 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $13,427 · -5.0% YoY. Source: county tax records.