5223 Colonial Ave · Dallas, TX 75215

$240,000

8 bd · 4.0 ba · 1,656 sqft · SingleFamily public records · 62 Days on market

Built 2024 7,013 sqft lot $145/sqft · 16% below area Est $287k · 16% under

---

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 +14.9/15.0
• Cash flow +8.1/30.0
• Appreciation +5.4/10.0
• 1% rule +5.1/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Discover a contemporary new-construction half-duplex in central Dallas - 4 beds, 2 baths. Bright, open floor plan with plenty of natural light. The chef-ready kitchen features quartz counters, gray shaker cabinets, stainless steel appliances, and a large island that flows into the living and dining space. This unit is being sold individually, the other side is already sold. Ideal for rental income or Airbnb, situated in a rapidly developing neighborhood with quick access to highways, shopping, and restaurants. Ready for immediate move-in.

Key facts

• 7,013 sq ft lot
• Built 2024
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (17.6% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $198k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: schools C-, 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.
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,435/mo this rent would consume 64% 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 $4k of equity ($2k loan paydown + $2k 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 9, 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 62 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 12 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

• Watch-outs: property tax is 4.0% 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 $197,840 (17.6% 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 62 days. Have you received any prior offers? Is the seller open to a 18% 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: 1.01% ✓
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 8.2

CMA / ARV

• ARV (median comp): $287,126
• List price: $240,000
• Delta: -16.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,133
• Equity at exit: $79,310

10-year hold

• IRR: 7.8%
• Equity multiple: 2.04×
• Total profit: $69,903
• Equity at exit: $103,397

Cash invested: $67,200 (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: 248
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$804 /mo · $9,644/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-239

Break-even live

Break-even rent $2,737

Max offer price $197,840

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $240,000 Active 62 DOM
2. 2026-06-17
   days on market $240,000 Active 61 DOM
3. 2026-06-16
   days on market $240,000 Active 60 DOM
4. 2026-06-15
   days on market $240,000 Active 59 DOM
5. 2026-06-13
   days on market $240,000 Active 57 DOM
6. 2026-06-09
   days on market $240,000 Active 53 DOM
7. 2026-06-08
   days on market $240,000 Active 52 DOM
8. 2026-06-07
   days on market $240,000 Active 51 DOM
9. 2026-06-04
   days on market $240,000 Active 48 DOM
10. 2026-06-03
    days on market $240,000 Active 47 DOM
11. 2026-06-02
    days on market $240,000 Active 46 DOM
12. 2026-06-01
    days on market $240,000 Active 45 DOM
13. 2026-05-31
    days on market $240,000 Active 44 DOM
14. 2026-04-17
    listed $240,000 Active 544-char remark

    Show marketing remark (544 chars)

    Discover a contemporary new-construction half-duplex in central Dallas - 4 beds, 2 baths. Bright, open floor plan with plenty of natural light. The chef-ready kitchen features quartz counters, gray shaker cabinets, stainless steel appliances, and a large island that flows into the living and dining space. This unit is being sold individually, the other side is already sold. Ideal for rental income or Airbnb, situated in a rapidly developing neighborhood with quick access to highways, shopping, and restaurants. Ready for immediate move-in.

15. 2026-02-05
    listed $245,000 Active
16. 2025-12-10
    soldstatus
17. 2025-11-07
    historical $2,200
18. 2025-10-27
    price $235,900
19. 2025-10-27
    status Active
20. 2025-08-27
    listed $2,200
21. 2025-07-16
    listed $259,900 Active
22. 2025-04-01
    historical $2,400
23. 2024-11-22
    price $458,000
24. 2024-11-22
    price $229,000
25. 2024-11-14
    listed $250,000 Active
26. 2024-11-14
    listed $500,000 Active
27. 2024-11-14
    listed $2,400
28. 2024-11-09
    historical $2,400
29. 2024-11-09
    historical
30. 2024-10-27
    listed $2,400
31. 2024-10-12
    price $269,900
32. 2024-10-12
    status Active
33. 2024-09-25
    listed $275,900 Active
34. 2023-03-29
    soldstatus
35. 2022-03-09
    listed $150,000 Active
36. 2022-01-14
    soldstatus
37. 1995-02-24
    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: $9,644 · $804/mo
• Projected year-2 tax: $9,644 · $804/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,219
• − Mortgage interest: −$13,444
• − Property taxes: −$9,644
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$6,982
• Taxable loss: −$6,725
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-1,250/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

+60.0% since first listed

24 events — show timeline

• 2026-04-17 Listed $240,000 NTREIS
• 2026-02-05 Listed $245,000 NTREIS
• 2025-12-10 Sold (Public Records) — Public Records
• 2025-11-07 Rental Removed $2,200 NTREIS
• 2025-10-27 Price Changed $235,900 NTREIS
• 2025-10-27 Relisted — NTREIS
• 2025-08-27 Listed for Rent $2,200 NTREIS
• 2025-07-16 Listed $259,900 NTREIS
• 2025-04-01 Rental Removed $2,400 NTREIS
• 2024-11-22 Price Changed $458,000 NTREIS
• 2024-11-22 Price Changed $229,000 NTREIS
• 2024-11-14 Listed $500,000 NTREIS
• 2024-11-14 Listed $250,000 NTREIS
• 2024-11-14 Listed for Rent $2,400 NTREIS
• 2024-11-09 Rental Removed $2,400 NTREIS
• 2024-11-09 Listing Removed — NTREIS
• 2024-10-27 Listed for Rent $2,400 NTREIS
• 2024-10-12 Price Changed $269,900 NTREIS
• 2024-10-12 Relisted — NTREIS
• 2024-09-25 Listed $275,900 NTREIS
• 2023-03-29 Sold (Public Records) — Public Records
• 2022-03-09 Listed $150,000 NTREIS
• 2022-01-14 Sold (Public Records) — Public Records
• 1995-02-24 Sold (Public Records) — Public Records

Property tax history

+28.9%/yr

Latest (2025): $9,644 · +584.9% YoY. Source: county tax records.