1367 Friendship Dr · Dallas, TX 75217

$130,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.27 ac lot $135/sqft · 31% below area Est $189k · 31% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PICS COMING SOON!! Great investment or value-add opportunity in Dallas! 1367 Friendship Dr offers strong potential for investors, flippers, or buyers looking for a property to update and customize. Conveniently located with easy access to amenities and major thoroughfares, this property is ready for your vision. Sold AS-IS. Seller will make no repairs and assumes no responsibility for repairs. Buyer and Buyer’s Agent to verify all information and condition.

Key facts

• Major thoroughfares
• 0.27 acre lot
• Built 1940

Tags

• INVESTMENT OPPORTUNITY
• VALUE-ADD OPPORTUNITY
• EASY ACCESS TO AMENITIES
• MAJOR THOROUGHFARES

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active; Transaction type: For Sale
• Financial info: Listing terms: Cash, Conventional, Other; Lender listed as Meridian Mortgage; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Property is attached; Subdivision: Friendship
• Construction: Built in 1940; Composition roof
• Exterior features: Chain link fencing; Lot under 0.5 acre (approximately 0.274 acres)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; Room count of 3
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.7% 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: John W Runyon El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 434 students, 93% FRL).
• Market conditions: Rents rising (+1.0%/yr); 198 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/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 $899 of loan paydown is wiped out by about $4k 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: built in 1940 — 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 $130,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $188,920
• List price: $130,000
• Delta: -31.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10515 Shayna Ct	0.50mi	2/2.0	1,018 (+6%)	7mo	$184,900	$182	57
1147 Lufkin St	0.54mi	2/1.0	1,080 (+12%)	9mo	$165,000	$153	47
10703 Eastham St	0.68mi	3/2.0 (+1)	1,046 (+9%)	2mo	$160,000	$153	42
1850 Red Cloud Dr	0.75mi	1/1.5 (-1)	1,048 (+9%)	2mo	$60,000	$57	42
2821 Crystal Dr	0.72mi	3/2.0 (+1)	1,005 (+5%)	17mo	$225,000	$224	36
2824 Cottonwood Ln	0.72mi	3/2.0 (+1)	1,072 (+12%)	16mo	$169,500	$158	24
936 N Pleasant Woods Dr	0.67mi	3/2.0 (+1)	1,099 (+14%)	22mo	$184,900	$168	18

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-318
• Equity at exit: $19,383

10-year hold

• IRR: 7.3%
• Equity multiple: 1.50×
• Total profit: $18,220
• Equity at exit: $11,240

Cash invested: $36,400 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$682
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $374

Break-even live

Break-even rent $1,118

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	43d	1	0.59mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	43d	1	0.64mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	43d	1	0.87mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	2d	1	0.88mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	43d	1	0.99mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,568	$1.64	43d	12	1.04mi
9605 Kittyhawk Ln Dallas, TX	3.0	2.0	1019	$2,200	$2.16	18d	1	1.07mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	43d	1	1.24mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	1.25mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	17d	1	1.25mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	20d	1	1.28mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	43d	1	1.32mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	7d	1	1.37mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	4d	1	1.37mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	1.38mi
2005 Mount Pleasant Dr Mesquite, TX	3.0	1.0	939	$1,545	$1.65	7d	1	1.46mi

Listing history 6 events

1. 2026-05-05
   soldstatus
2. 2026-05-03
   status Pending 467-char remark
3. 2026-04-29
   listed $130,000 Active 467-char remark
4. 2014-10-13
   soldstatus
5. 2003-11-13
   soldstatus
6. 2003-11-13
   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: $1,770 · $147/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$609/yr (+$51/mo · 34.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,105
• − Mortgage interest: −$7,282
• − Property taxes: −$1,770
• − Insurance: −$650
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,782
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,877/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

6 events — show timeline

• 2026-05-05 Sold (Public Records) — Public Records
• 2026-05-03 Pending — NTREIS
• 2026-04-29 Listed $130,000 NTREIS
• 2014-10-13 Sold (Public Records) — Public Records
• 2003-11-13 Sold (Public Records) — Public Records
• 2003-11-13 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,770 · -0.4% YoY. Source: county tax records.