1401 Seegar St · Dallas, TX 75215

$389,000

5 bd · 5.5 ba · 4,293 sqft · SingleFamily public records · 90 Days on market

Built 2025 2,657 sqft lot $91/sqft · 63% below area

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Cash flow +3.5/30.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rare opportunity to own a 5-story detached townhome just minutes from downtown Dallas with endless potential for customization. With 5 bedrooms and 5.5 bathrooms, this property is ideal for investors, developers, or buyers looking to bring their vision to life. The first floor includes a private studio space with its own kitchen and laundry setup—great for future rental income or guest use. The rooftop terrace and balcony offer stunning views of the Dallas skyline. A shaft is in place for a potential elevator or can be repurposed for storage or a pantry. Additional features include paid-off solar panels, a top-floor loft plumbed for a wet bar or sink, and a garage conversion with stacked parking capability. A commercial-grade fire sprinkler system has been installed. Property is partially completed and offers a unique opportunity to build out to your taste. Sold as-is. Convenient location near downtown attractions, dining, and entertainment. Buyer’s agent to verify all information as accurate.

Key facts

• Rooftop terrace
• Garage conversion
• Top-floor loft

Tags

• PRIVATE STUDIO SPACE
• ROOFTOP TERRACE
• PAID-OFF SOLAR PANELS
• TOP-FLOOR LOFT
• GARAGE CONVERSION

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (33.1% below list).
• Recommended offer: $246k (36.6% below list) — sets the bar for cash-flow.

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: Dr Martin Luther King Jr Arts Academy (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 452 students, 93% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 247 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,603/mo this rent would consume 69% of the median local household income ($46k/yr) (locally 1464% 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 $6k of equity ($3k loan paydown + $3k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($366k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $60k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $246,439 (36.6% 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 90 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.92%
• DSCR: 0.43
• GRM: 12.5

CMA / ARV

• ARV (median comp): $1,063,509
• List price: $389,000
• Delta: -63.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 S Akard St Unit 1069	0.47mi	5/4.5	4,050 (-6%)	13mo	$1,450,000	$358	54

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

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.45×
• Total profit: $-59,587
• Equity at exit: $128,548

10-year hold

• IRR: -1.9%
• Equity multiple: 0.75×
• Total profit: $-27,188
• Equity at exit: $167,589

Cash invested: $108,920 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 247
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$1,027 /mo · $12,322/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-1,172

Break-even live

Break-even rent $4,087

Max offer price $246,439

Occupancy floor —

Sensitivity live

Price	-10% $-952	-5% $-1,062	+0% $-1,172	+5% $-1,283	+10% $-1,393
Rent	-10% $-1,378	-5% $-1,275	+0% $-1,172	+5% $-1,070	+10% $-967
Rate	-1.0pp $-977	-0.5pp $-1,074	base $-1,172	+0.5pp $-1,273	+1.0pp $-1,376

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $389,000 Active 90 DOM
2. 2026-06-18
   days on market $389,000 Active 87 DOM
3. 2026-06-17
   price $389,000 Active 86 DOM
4. 2026-06-17
   days on market $419,000 Active 86 DOM
5. 2026-06-16
   days on market $419,000 Active 85 DOM
6. 2026-06-15
   days on market $419,000 Active 84 DOM
7. 2026-06-13
   days on market $419,000 Active 82 DOM
8. 2026-06-09
   days on market $419,000 Active 78 DOM
9. 2026-06-08
   days on market $419,000 Active 77 DOM
10. 2026-06-07
    days on market $419,000 Active 76 DOM
11. 2026-06-04
    days on market $419,000 Active 73 DOM
12. 2026-06-03
    days on market $419,000 Active 72 DOM
13. 2026-06-02
    days on market $419,000 Active 71 DOM
14. 2026-06-01
    days on market $419,000 Active 70 DOM
15. 2026-05-31
    days on market $419,000 Active 69 DOM
16. 2026-05-05
    status Active 1020-char remark

    Show marketing remark (1020 chars)

    Rare opportunity to own a 5-story detached townhome just minutes from downtown Dallas with endless potential for customization. With 5 bedrooms and 5.5 bathrooms, this property is ideal for investors, developers, or buyers looking to bring their vision to life. The first floor includes a private studio space with its own kitchen and laundry setup—great for future rental income or guest use. The rooftop terrace and balcony offer stunning views of the Dallas skyline. A shaft is in place for a potential elevator or can be repurposed for storage or a pantry. Additional features include paid-off solar panels, a top-floor loft plumbed for a wet bar or sink, and a garage conversion with stacked parking capability. A commercial-grade fire sprinkler system has been installed. Property is partially completed and offers a unique opportunity to build out to your taste. Sold as-is. Convenient location near downtown attractions, dining, and entertainment. Buyer’s agent to verify all information as accurate.

17. 2026-04-29
    historical Active Option Contract 1020-char remark

    Show marketing remark (1020 chars)

    Rare opportunity to own a 5-story detached townhome just minutes from downtown Dallas with endless potential for customization. With 5 bedrooms and 5.5 bathrooms, this property is ideal for investors, developers, or buyers looking to bring their vision to life. The first floor includes a private studio space with its own kitchen and laundry setup—great for future rental income or guest use. The rooftop terrace and balcony offer stunning views of the Dallas skyline. A shaft is in place for a potential elevator or can be repurposed for storage or a pantry. Additional features include paid-off solar panels, a top-floor loft plumbed for a wet bar or sink, and a garage conversion with stacked parking capability. A commercial-grade fire sprinkler system has been installed. Property is partially completed and offers a unique opportunity to build out to your taste. Sold as-is. Convenient location near downtown attractions, dining, and entertainment. Buyer’s agent to verify all information as accurate.

18. 2026-03-23
    listed $449,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Rare opportunity to own a 5-story detached townhome just minutes from downtown Dallas with endless potential for customization. With 5 bedrooms and 5.5 bathrooms, this property is ideal for investors, developers, or buyers looking to bring their vision to life. The first floor includes a private studio space with its own kitchen and laundry setup—great for future rental income or guest use. The rooftop terrace and balcony offer stunning views of the Dallas skyline. A shaft is in place for a potential elevator or can be repurposed for storage or a pantry. Additional features include paid-off solar panels, a top-floor loft plumbed for a wet bar or sink, and a garage conversion with stacked parking capability. A commercial-grade fire sprinkler system has been installed. Property is partially completed and offers a unique opportunity to build out to your taste. Sold as-is. Convenient location near downtown attractions, dining, and entertainment. Buyer’s agent to verify all information as accurate.

19. 2025-11-28
    historical
20. 2025-10-22
    price $574,000
21. 2025-09-27
    price $599,000
22. 2025-08-05
    price $629,000
23. 2025-05-30
    listed $649,000 Active
24. 2025-03-25
    historical
25. 2025-02-06
    price $999,000
26. 2025-01-25
    listed $1,300,000 Active

ⓘ 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: $12,322 · $1,027/mo
• Projected year-2 tax: $12,322 · $1,027/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 8/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,237
• − Mortgage interest: −$21,790
• − Property taxes: −$12,322
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$11,316
• Taxable loss: −$21,134
• Est. tax savings @ 24.0%: +$5,072
• After-tax cash flow: $-8,997/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

-65.5% since first listed

11 events — show timeline

• 2026-05-05 Relisted — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-03-23 Listed $449,000 NTREIS
• 2025-11-28 Listing Removed — NTREIS
• 2025-10-22 Price Changed $574,000 NTREIS
• 2025-09-27 Price Changed $599,000 NTREIS
• 2025-08-05 Price Changed $629,000 NTREIS
• 2025-05-30 Listed $649,000 NTREIS
• 2025-03-25 Listing Removed — NTREIS
• 2025-02-06 Price Changed $999,000 NTREIS
• 2025-01-25 Listed $1,300,000 NTREIS

Property tax history

+74.7%/yr

Latest (2025): $12,322 · +24.9% YoY. Source: county tax records.