3014 Gladiolus Ln · Dallas, TX 75233

$365,000

3 bd · 2.0 ba · 3,010 sqft · SingleFamily public records · 170 Days on market

Built 1960 1.06 ac lot $121/sqft · 31% below area Est $527k · 31% under ↓ 36% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +7.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Building opportunity. Beautiful property being sold for lot value in Bretton Woods. Ready to build your dream home? Rarely available 1 acre lot. Existing house is not liveable and not walkable. Neighborhood has other new builds along with mid century moderns. Gladiolus is know for it's country fell and oversized lots.

Key facts

• Oversized lots
• New builds
• 1 acre lot

Tags

• 1 ACRE LOT
• NEW BUILDS
• MID CENTURY MODERNS
• OVERSIZED LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (12.3% below list).
• Recommended offer: $320k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,000 (12.3% 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 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (median comp): $526,669
• List price: $365,000
• Delta: -30.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2935 Bridal Wreath Ln	0.14mi	4/2.5 (+1)	3,030 (+1%)	24mo	$595,000	$196	66
3206 Gladiolus Ln	0.18mi	4/3.0 (+1)	2,696 (-10%)	14mo	$639,900	$237	54
3909 S Franklin St	0.56mi	3/2.5	2,774 (-8%)	18mo	$550,000	$198	44
3406 Springwood Ln	0.68mi	3/2.5	2,559 (-15%)	2mo	$415,000	$162	40
4139 Drowsy Ln	0.72mi	4/3.0 (+1)	2,663 (-12%)	12mo	$390,000	$146	28

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.60×
• Total profit: $61,218
• Equity at exit: $188,627

10-year hold

• IRR: 11.6%
• Equity multiple: 2.95×
• Total profit: $199,350
• Equity at exit: $311,395

Cash invested: $102,200 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 50
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$554 /mo · $6,653/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-93

Break-even live

Break-even rent $3,317

Max offer price $348,642

Occupancy floor 98%

Sensitivity live

Price	-10% $114	-5% $11	+0% $-93	+5% $-196	+10% $-299
Rent	-10% $-345	-5% $-219	+0% $-93	+5% $34	+10% $160
Rate	-1.0pp $91	-0.5pp $0	base $-93	+0.5pp $-187	+1.0pp $-283

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Kimball Ridge Dr Dallas, TX	3.0	3.0	2135	$3,200	$1.50	19d	1	0.73mi
3716 Ovid Ave Dallas, TX	4.0	3.5	2554	$3,200	$1.25	12d	1	0.99mi

Listing history 24 events

1. 2026-06-21
   days on market $365,000 Active 170 DOM
2. 2026-06-18
   days on market $365,000 Active 167 DOM
3. 2026-06-17
   days on market $365,000 Active 166 DOM
4. 2026-06-16
   days on market $365,000 Active 165 DOM
5. 2026-06-15
   days on market $365,000 Active 164 DOM
6. 2026-06-13
   days on market $365,000 Active 162 DOM
7. 2026-06-09
   days on market $365,000 Active 158 DOM
8. 2026-06-08
   days on market $365,000 Active 157 DOM
9. 2026-06-07
   days on market $365,000 Active 156 DOM
10. 2026-06-04
    days on market $365,000 Active 153 DOM
11. 2026-06-03
    days on market $365,000 Active 152 DOM
12. 2026-06-02
    days on market $365,000 Active 151 DOM
13. 2026-06-02
    days on market $365,000 Active 150 DOM
14. 2026-05-31
    days on market $365,000 Active 149 DOM
15. 2026-02-26
    price $365,000 320-char remark

    Show marketing remark (320 chars)

    Building opportunity. Beautiful property being sold for lot value in Bretton Woods. Ready to build your dream home? Rarely available 1 acre lot. Existing house is not liveable and not walkable. Neighborhood has other new builds along with mid century moderns. Gladiolus is know for it's country fell and oversized lots.

16. 2025-12-15
    listed $385,000 Active 320-char remark

    Show marketing remark (320 chars)

    Building opportunity. Beautiful property being sold for lot value in Bretton Woods. Ready to build your dream home? Rarely available 1 acre lot. Existing house is not liveable and not walkable. Neighborhood has other new builds along with mid century moderns. Gladiolus is know for it's country fell and oversized lots.

17. 2014-06-23
    soldstatus
18. 2014-06-18
    soldstatus Closed 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

19. 2014-04-11
    status Pending 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

20. 2014-04-11
    historical Active Option Contract 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

21. 2014-04-11
    price $144,000 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

22. 2014-02-20
    price $499,000 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

23. 2014-01-23
    listed $569,000 Active 270-char remark

    Show marketing remark (270 chars)

    * * LOT VALUE * * * * PROPERTY AS-IS * * Fantastic opportunity to renovate or build your dream house on this wooded sanctuary. Over an acre lot that backs to a creek! Makes a perfect setting for any style home. Building plans are available for separate purchase.

24. 2013-08-05
    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: $6,653 · $554/mo
• Projected year-2 tax: $6,680 · $557/mo
• Expected delta: +$27/yr (+$2/mo · 0.4%)

ⓘ 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 6 d/yr ≥109°F today · 20 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: $38,400
• − Mortgage interest: −$20,446
• − Property taxes: −$6,653
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$10,618
• Taxable loss: −$7,286
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $637/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): 15,775

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 Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% English-only · Spanish 52% Vietnamese 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: ▲ 4.17%
• Current HPI: 370.9766
• 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

-35.9% since first listed

10 events — show timeline

• 2026-02-26 Price Changed $365,000 NTREIS
• 2025-12-15 Listed $385,000 NTREIS
• 2014-06-23 Sold (Public Records) — Public Records
• 2014-06-18 Sold (MLS) — NTREIS
• 2014-04-11 Contingent — NTREIS
• 2014-04-11 Pending — NTREIS
• 2014-04-11 Price Changed $144,000 NTREIS
• 2014-02-20 Price Changed $499,000 NTREIS
• 2014-01-23 Listed $569,000 NTREIS
• 2013-08-05 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,653 · -6.1% YoY. Source: county tax records.