2839 Saint David Dr · Dallas, TX 75233

$324,900

5 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 10 Days on market

Built 2015 5,184 sqft lot Est $300k · 8% over $10/mo HOA ↓ 24% 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 +7.6/30.0
• Appreciation +7.1/10.0
• Livability +4.0/5.0
• ARV discount +3.7/15.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Don't miss out on this rare opportunity to own a ranch style home with 5 bedrooms, 2 baths, and 2 car garage! The home features energy efficient appliances and a light and bright interior that brings in a lot of natural light. Beautiful mahogany stained cabinets, rich flooring and upgraded carpet. There is lots of storage with walk-in closets. Enjoy the private backyard with a covered porch. The home is close to schools.

Key facts

• Ample storage space
• Open floor plan
• 5,184 sq ft lot

Tags

• OPEN FLOOR PLAN
• ENERGY EFFICIENT APPLIANCES
• AMPLE STORAGE SPACE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA (Encino Hills HOA); Annual association fee ($115) covering grounds maintenance and management fees

Exterior

• Parking: Attached 2-car garage with 2 single doors (20' x 20'); Garage with inside entrance and garage door opener; Covered parking for 2; Additional paved, lighted, private and oversized parking; driveway and concrete surfaces; side-by-side layout possible; enclosed
• Security: Smoke detectors; Carbon monoxide detector(s)
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; One-story; Interior lot; Built in 2015; Accessible design features throughout
• Construction: Brick and wood construction; Composition/shingle roof; Slab foundation
• Exterior features: Covered porch(es); Private yard; Landscaped yard with sprinkler system; Lighting; Fenced backyard with wood privacy fence; Cleared, few trees, level lot

Interior

• Kitchen: Electric range and electric oven; Convection oven; Dishwasher; Disposal; Built-in cabinets; Eat-in kitchen and breakfast bar
• Bedrooms: Primary bedroom (first floor) with walk-in closet; Four additional bedrooms (all on first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Primary bathroom with built-in cabinets and ensuite
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Breakfast bar; Pantry / Walk-in pantry; Built-in features and cabinets; Decorative lighting and chandelier; Cable and high-speed internet available; Accessible full bath, bedroom, doors, hallway(s), and kitchen
• Laundry & utility: Separate utility room with built-in cabinets

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (18.3% below list).
• Recommended offer: $257k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: Jimmie Tyler Brashear El (math 28% / reading 37%, grade F, #2,234 of 4,322 statewide, top 52%, 601 students, 85% FRL); Zan Wesley Holmes Jr Middle (math 22% / reading 28%, grade F, #1,258 of 1,662 statewide, top 77%, 644 students, 96% FRL); Justin F Kimball H S (math 15% / reading 24%, grade F, #1,424 of 1,632 statewide, top 88%, 1,192 students, 81% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: 50 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,799 (21.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $299,757
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2859 Saint David Dr	0.05mi	5/2.0	1,901 (+3%)	8mo	$309,000	$163	86
2939 St Zachary Dr	0.25mi	5/2.0	1,846 (+0%)	3mo	$295,500	$160	85
3150 St Sophia Dr	0.38mi	4/2.5 (-1)	1,992 (+8%)	7mo	$285,000	$143	56
2473 W Five Mile Pkwy	0.73mi	4/2.0 (-1)	1,644 (-11%)	10mo	$328,500	$200	35

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.39×
• Total profit: $35,278
• Equity at exit: $167,904

10-year hold

• IRR: 8.8%
• Equity multiple: 2.50×
• Total profit: $136,226
• Equity at exit: $277,184

Cash invested: $90,972 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 50
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,656 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$634 /mo · $7,611/yr
• Insurance: −$135
• HOA: −$10
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-386

Break-even live

Break-even rent $3,144

Max offer price $256,799

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-294	+0% $-386	+5% $-477	+10% $-569
Rent	-10% $-595	-5% $-490	+0% $-386	+5% $-281	+10% $-176
Rate	-1.0pp $-222	-0.5pp $-303	base $-386	+0.5pp $-470	+1.0pp $-555

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	7d	1	0.92mi
3202 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	9d	1	0.92mi
3243 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	9d	1	0.97mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	22d	1	0.97mi
3235 Noor St Dallas, TX	4.0	2.0	1535	$2,400	$1.56	45d	1	0.97mi
1819 Barlow Ave Dallas, TX	4.0	2.0	1408	$2,195	$1.56	26d	1	1.10mi
3425 Shelley Blvd Dallas, TX	4.0	3.0	2448	$4,250	$1.74	4d	1	1.28mi
3716 Ovid Ave Dallas, TX	4.0	3.5	2554	$3,200	$1.25	13d	1	1.32mi
2512 Sharon St Dallas, TX	4.0	3.0	1998	$2,850	$1.43	5d	1	1.32mi
1823 Newport Ave Dallas, TX	5.0	2.0	2418	$2,800	$1.16	7d	1	1.37mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 7 events

1. 2026-06-21
   days on market $324,900 Active 10 DOM
2. 2026-06-18
   days on market $324,900 Active 7 DOM
3. 2026-06-17
   days on market $324,900 Active 6 DOM
4. 2026-06-16
   days on market $324,900 Active 5 DOM
5. 2026-06-15
   days on market $324,900 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $324,900 Active 2 DOM

ⓘ 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: $7,611 · $634/mo
• Projected year-2 tax: $7,611 · $634/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 · 25 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: $31,867
• − Mortgage interest: −$18,199
• − Property taxes: −$7,611
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,549
• − Management: −$2,549
• − HOA: −$120
• − Depreciation: −$9,452
• Taxable loss: −$10,238
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $-2,169/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): 15,775

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 Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% 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: ▲ 4.17%
• Current HPI: 370.9766
• 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

-24.2% since first listed

18 events — show timeline

• 2026-06-11 Listed $324,900 NTREIS
• 2025-12-18 Price Changed $307,000 NTREIS
• 2025-10-30 Price Changed $317,400 NTREIS
• 2025-10-10 Price Changed $324,900 NTREIS
• 2025-08-29 Listed $329,900 NTREIS
• 2025-02-05 Rental Removed $2,695 NTREIS
• 2025-01-25 Rental Removed $2,695 BUILDIUM
• 2025-01-25 Listed for Rent $2,695 NTREIS
• 2025-01-01 Price Changed $2,695 BUILDIUM
• 2024-12-07 Listed for Rent $2,725 BUILDIUM
• 2023-10-26 Rental Removed $2,695 BUILDIUM
• 2023-10-14 Listed for Rent $2,695 BUILDIUM
• 2022-08-31 Sold (Public Records) — Public Records
• 2022-08-24 Sold (MLS) — NTREIS
• 2022-08-08 Pending — NTREIS
• 2022-08-03 Contingent — NTREIS
• 2022-06-22 Listed $330,000 NTREIS
• 2009-06-08 Sold (Public Records) $428,750 Public Records

Property tax history

+18.6%/yr

Latest (2025): $7,611 · -0.4% YoY. Source: county tax records.