4322 Robert L Parish Sr Ave · Dallas, TX 75210

$159,900

3 bd · 2.0 ba · 1,009 sqft · SingleFamily public records · 4 Days on market

Built 2021 5,619 sqft lot Est $151k · 6% over ↓ 33% since listing

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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 +18.4/30.0
• 1% rule +6.8/10.0
• DSCR +5.8/10.0
• Appreciation +5.5/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MLS# 20126663 - Built by Ameritex Homes - Ready Now! ~ Beautiful new home for sale featuring 3 bedrooms, 2 bathrooms, an open concept floor plan and many more modern amenities throughout. The kitchen boasts a large island with upgraded countertops and energy-efficient appliances. Private master includes ensuite bathroom and walk-in closet. Smart home technology like a programmable thermostat, keyless smart locks connected and secured through a smart home hub comes standard. Attached two car garage makes parking easy and convenient. All these features and more make this home is a must see! Images may be reflective of a staged or representative unit; features may vary by location or plan.

Key facts

• Walk-in closet
• Ensuite bath
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• ENSUITE BATH
• PROXIMITY TO DOWNTOWN DALLAS
• PROXIMITY TO FAIR PARK

Property features AI

Finance

• Other: Property described as not attached and not multi-parcel
• Financial info: Loan type treated as clear; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (garage faces front) with 2 covered spaces; Driveway; 2-car garage with double doors (garage approx. 19' wide x 18' long); No carport spaces
• Security: Security details not provided
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 2021; Preowned
• Construction: Siding and wood construction
• Exterior features: Lot smaller than 0.5 acre; Subdivision: Struceleys

Interior

• Kitchen: Kitchen on main level (approx. 9 x 14); Appliances: Other
• Bedrooms: 3 bedrooms total; Primary bedroom on main level with walk-in closet (approx. 14 x 13); Second bedroom on main level (approx. 12 x 11); Third bedroom on main level (approx. 12 x 10)
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level home; Open living and dining areas (1 living area, 1 dining area); Total of 5 rooms
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $82 ($980/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.4% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL).
• Market conditions: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 3.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $159,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $151,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 Frazier St	0.22mi	3/2.0	1,010 (+0%)	2mo	$160,000	$158	88
2918 Morning Ave	0.20mi	3/1.0	882 (-13%)	2mo	$115,000	$130	64
4300 Canal St	0.37mi	2/1.0 (-1)	945 (-6%)	3mo	$117,089	$124	61
3814 Pine St	0.36mi	3/1.0	1,120 (+11%)	0mo	$210,000	$188	61
3603 York St	0.51mi	2/1.0 (-1)	986 (-2%)	4mo	$160,000	$162	60
4219 Frank St	0.46mi	3/2.0	1,145 (+14%)	2mo	$199,900	$175	55
5411 Bourquin St	0.75mi	3/2.0	1,056 (+5%)	3mo	$90,000	$85	54
5340 Bourquin St	0.70mi	2/1.0 (-1)	998 (-1%)	8mo	$150,000	$150	50
3719 Metropolitan Ave	0.74mi	3/1.0	1,088 (+8%)	7mo	$225,000	$207	43
3519 Frank St	0.69mi	2/1.0 (-1)	924 (-8%)	4mo	$90,000	$97	41
4110 Carl	0.72mi	2/1.0 (-1)	1,095 (+8%)	8mo	$115,000	$105	37
4222 Carl St	0.70mi	2/1.0 (-1)	1,116 (+11%)	4mo	$79,000	$71	37

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $8,929
• Equity at exit: $55,142

10-year hold

• IRR: 8.4%
• Equity multiple: 2.03×
• Total profit: $46,013
• Equity at exit: $73,710

Cash invested: $44,772 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$839
• Tax from tax record: −$435 /mo · $5,217/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $82

Break-even live

Break-even rent $1,780

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $172	-5% $127	+0% $82	+5% $36	+10% $-9
Rent	-10% $-67	-5% $7	+0% $82	+5% $156	+10% $231
Rate	-1.0pp $162	-0.5pp $122	base $82	+0.5pp $40	+1.0pp $-2

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	0.30mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	44d	1	0.34mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	44d	1	0.34mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	44d	1	0.36mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	0.37mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	0d	1	0.46mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	0.48mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	0d	1	0.50mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	0.51mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	0.53mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	0.53mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	0.55mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	0.55mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	44d	1	0.60mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	0d	1	0.66mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.66mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	0d	1	0.70mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	0.73mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	8d	1	0.75mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	0.76mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.86mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	15d	1	0.91mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	12d	4	0.91mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	8d	1	1.03mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	1.08mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	1.08mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	17d	1	1.08mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	15d	1	1.08mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.18mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.20mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	1.21mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	1.21mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	25d	1	1.24mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	1.25mi
3402 Lawnview Ave Dallas, TX	3.0	2.0	1500	$1,700	$1.13	25d	1	1.32mi
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$1,040	$1.55	11d	5	1.36mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	1.36mi
6028 Fairway Ave Dallas, TX	2.0	2.0	1459	$1,870	$1.28	6d	1	1.38mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	1.40mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	15d	1	1.40mi

Listing history 3 events

1. 2026-06-21
   days on market $159,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $159,900 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: $5,217 · $435/mo
• Projected year-2 tax: $5,217 · $435/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 7/10 Severe FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,604
• − Mortgage interest: −$8,957
• − Property taxes: −$5,217
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$4,652
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,325/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): 7,458

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 Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• 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

-33.4% since first listed

8 events — show timeline

• 2026-06-17 Listed $159,900 NTREIS
• 2025-03-06 Rental Removed $1,750 ZUMPER1
• 2025-01-29 Listed for Rent $1,750 ZUMPER1
• 2024-10-17 Rental Removed $1,675 RENTALBEAST
• 2024-09-06 Listed for Rent $1,675 RENTALBEAST
• 2022-07-29 Sold (MLS) — NTREIS
• 2022-07-28 Pending — NTREIS
• 2022-07-26 Listed $239,990 NTREIS

Property tax history

+25.9%/yr

Latest (2025): $5,217 · -14.2% YoY. Source: county tax records.