520 Highcrest Dr · Dallas, TX 75232

$162,500

2 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 3 Days on market

Built 1956 8,276 sqft lot Est $210k · 23% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• 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

Come take a look at this mid century home! It's ready for a full makeover. Outside you'll find large, mature trees in both the front and back yards. Very little sprucing up is needed outside. Inside you'll find a home waiting for its second owner to come in and make it their own. The plumbing was recently replaced throughout with PEX pipe. A new electric service panel with new breakers was also recently installed at the back of the home. A 50 gallon water heater was installed when the plumbing was done. The interior will need some love and attention. Updating and repair to the walls, floor and bathroom will need to be done. Some of the flooring has been removed and there are holes cut in th

Key facts

• Large mature trees
• Easy access to i-35e
• New breakers

Tags

• LARGE MATURE TREES
• NEW ELECTRIC SERVICE PANEL
• NEW BREAKERS
• 50 GALLON WATER HEATER
• EASY ACCESS TO I-35E

Property features AI

Finance

• Other: Property listed For Sale; Standard listing conditions; Possession at closing/funding; Subdivision: Oakland Hills 01
• Financial info: Listing terms: Cash or Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowner association

Exterior

• Parking: Driveway; Garage (attached) with 1 garage space; Garage faces front with a 2-car single door configuration; On-street parking available; Carport spaces not provided
• Utilities: City water and city sewer; Electricity connected; Individual gas meter; Individual water meter; Natural gas available; Phone available; Sidewalks, curbs, and concrete present; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story (levels listed as One); Built in 1956
• Construction: Composition roof; Slab foundation
• Exterior features: Back yard with chain link fencing; Lot has utilities easement

Interior

• Kitchen: Eat-in kitchen with built-in cabinets; No appliances included
• Bedrooms: Three bedrooms (primary bedroom on main level; one bedroom on second level)
• Bathrooms: One full bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Cable TV available; Eat-in kitchen; Seven total rooms; One living area; One dining area; One-level living
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 7.6% 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: T G Terry El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 292 students, 90% FRL).
• Market conditions: 98 active listings in the ZIP; 16 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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 $162,500

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.12% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $210,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Highcrest Dr	0.06mi	3/1.0 (+1)	1,140 (+1%)	2mo	$180,000	$158	89
420 Highfall Dr	0.17mi	3/2.0 (+1)	1,152 (+2%)	9mo	$229,000	$199	73
7207 Greenspan Ave	0.23mi	3/2.0 (+1)	1,188 (+5%)	1mo	$175,000	$147	71
527 Goldwood Dr	0.44mi	3/2.0 (+1)	1,119 (-1%)	7mo	$249,000	$223	63
721 Ivywood Dr	0.58mi	3/1.0 (+1)	1,092 (-3%)	1mo	$130,000	$119	61
7411 Greenspan Ave	0.35mi	3/2.0 (+1)	1,188 (+5%)	9mo	$164,999	$139	59
7124 Arborcrest Dr	0.26mi	3/2.0 (+1)	1,218 (+8%)	9mo	$82,000	$67	59
729 Goldwood Dr	0.48mi	3/1.0 (+1)	1,020 (-10%)	1mo	$215,000	$211	56
6633 Racine Dr	0.36mi	3/2.0 (+1)	1,027 (-9%)	7mo	$225,000	$219	53
709 Fairwood Dr	0.41mi	3/1.0 (+1)	1,266 (+12%)	10mo	$139,999	$111	48
821 Goldwood Dr	0.57mi	3/2.0 (+1)	1,284 (+14%)	0mo	$239,000	$186	41
7711 Leigh Ann Dr	0.70mi	3/2.0 (+1)	1,214 (+7%)	11mo	$250,000	$206	37

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-15,303
• Equity at exit: $24,229

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,201
• Equity at exit: $14,050

Cash invested: $45,500 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 98
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$852
• Tax from tax record: −$349 /mo · $4,188/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $171

Break-even live

Break-even rent $1,606

Max offer price $162,500

Occupancy floor 86%

Sensitivity live

Price	-10% $263	-5% $217	+0% $171	+5% $125	+10% $79
Rent	-10% $27	-5% $99	+0% $171	+5% $243	+10% $315
Rate	-1.0pp $253	-0.5pp $213	base $171	+0.5pp $129	+1.0pp $86

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	44d	1	0.11mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	4d	1	0.13mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	15d	1	0.34mi
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	8d	1	0.65mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	8d	1	0.82mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	25d	1	0.91mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	1.05mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	16d	1	1.10mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	44d	1	1.12mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,215	$1.35	44d	7	1.18mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	8d	1	1.20mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	8d	1	1.21mi
735 Panola Dr Dallas, TX	3.0	2.0	1276	$1,865	$1.46	8d	1	1.24mi
1320 Cleardale Dr Dallas, TX	3.0	2.0	1170	$1,999	$1.71	8d	1	1.28mi
8022 Genesis Dr Dallas, TX	3.0	2.0	1399	$2,000	$1.43	3d	1	1.32mi
7646 Concordia Ln Dallas, TX	1.0	1.0	1468	$625	$0.43	0d	1	1.34mi

Listing history 4 events

1. 2026-06-18
   days on market $162,500 Active 3 DOM
2. 2026-06-17
   days on market $162,500 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $162,500 Active 1 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: $4,188 · $349/mo
• Projected year-2 tax: $4,188 · $349/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: $21,876
• − Mortgage interest: −$9,103
• − Property taxes: −$4,188
• − Insurance: −$812
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$4,727
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $2,165/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

1 event — show timeline

• 2026-06-15 Listed $162,500 NTREIS

Property tax history

+6.3%/yr

Latest (2025): $4,188 · +4.4% YoY. Source: county tax records.