2419 Crossman Ave · Dallas, TX 75212

$444,900

4 bd · 4.5 ba · 2,572 sqft · MultiFamily public records · 62 Days on market

Built 2021 Excellent condition 0.50 ac lot $173/sqft · 23% below area Est $575k · 23% under

---

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
• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +1.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Multiple Offers Received! Any Interested Buyers Must Submit Highest & Best Offer By 04-16-2026 Stunning 3-story half duplex featuring 4 bedrooms and 4.5 bathrooms. This modern home offers an open concept layout, sleek finishes, and abundant natural light throughout. Enjoy a spacious kitchen with a large island, contemporary design elements, and stylish full bathrooms in every room. Perfect home for comfortable living and entertaining.

Key facts

• Spacious kitchen
• Large island
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• STYLISH FULL BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath multifamily listed at $445k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $430k (3.4% below list).
• Recommended offer: $386k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Jesus Moroles Expressive Arts Vanguard (math 23% / reading 43%, grade F, #2,208 of 4,322 statewide, top 52%, 627 students, 75% FRL); D A Hulcy Steam Middle (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 423 students, 88% FRL); L G Pinkston H S (math 10% / reading 21%, grade F, #1,505 of 1,632 statewide, top 92%, 1,139 students, 92% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $4,299/mo this rent would consume 86% of the median local household income ($60k/yr) (locally 892% 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 $48k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$76k 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 ($418k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $386,004 (13.2% 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 13% 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 8.6

CMA / ARV

• ARV (median comp): $574,619
• List price: $444,900
• Delta: -22.57%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.68×
• Total profit: $208,939
• Equity at exit: $400,801

10-year hold

• IRR: 18.3%
• Equity multiple: 5.90×
• Total profit: $610,360
• Equity at exit: $864,343

Cash invested: $124,572 (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 75212

• Rents YoY: -4.2%
• Active inventory: 249
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $4,299 high
• Mortgage (P&I): −$2,333
• Tax from tax record: −$1,211 /mo · $14,534/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$903
• Net cashflow: $-333

Break-even live

Break-even rent $4,721

Max offer price $386,004

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-207	+0% $-333	+5% $-459	+10% $-585
Rent	-10% $-673	-5% $-503	+0% $-333	+5% $-164	+10% $6
Rate	-1.0pp $-109	-0.5pp $-220	base $-333	+0.5pp $-449	+1.0pp $-566

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	2	$2,149
1× unit	2	2.5	$2,149
Total (2 units)			$4,299

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: $111,225
• Closing costs: $13,347
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Manacor Ln Dallas, TX	3.0	3.5	1849	$2,999	$1.62	15d	1	0.11mi
2601 La Altura Ln Dallas, TX	3.0	3.5	2233	$4,200	$1.88	45d	1	0.13mi
1115 Manacor Ln Dallas, TX	3.0	2.5	1827	$3,200	$1.75	26d	1	0.14mi
2633 La Altura Ln Dallas, TX	3.0	3.5	2170	$3,650	$1.68	15d	1	0.14mi
1130 Tea Olive Ln Dallas, TX	3.0	2.5	1751	$3,000	$1.71	45d	1	0.15mi
937 Muncie Ave Unit 937 Dallas, TX	4.0	5.0	3000	$6,200	$2.07	9d	1	0.15mi
935 Muncie Ave Unit 935 Dallas, TX	5.0	5.0	3000	$6,700	$2.23	9d	1	0.16mi
1040 Tea Olive Ln Dallas, TX	3.0	3.5	2326	$3,800	$1.63	6d	1	0.17mi
2654 Carolwood Ln Dallas, TX	3.0	3.5	2174	$3,500	$1.61	45d	1	0.17mi
2806 Chicago St Dallas, TX	4.0	3.5	1976	$2,900	$1.47	26d	1	0.17mi
2635 Carmelita St Dallas, TX	3.0	3.5	2237	$3,399	$1.52	26d	1	0.20mi
909 Bayonne St Dallas, TX	4.0	3.5	2300	$4,300	$1.87	45d	1	0.21mi
1031 Mobile St Dallas, TX	3.0	3.5	2763	$5,150	$1.86	45d	1	0.35mi
3105 Chihuahua Ave Dallas, TX	4.0	2.5	2214	$3,200	$1.45	17d	1	0.43mi
3122 Chihuahua Ave Unit 1510240P Dallas, TX	4.0	3.0	2174	$5,369	$2.47	1d	1	0.44mi
3129 Rutz St Unit 1241909P Dallas, TX	4.0	2.5	2098	$9,353	$4.46	24d	1	0.45mi
3129 Rutz St Dallas, TX	4.0	2.5	2102	$7,850	$3.73	45d	1	0.45mi
1000 Fort Worth Ave Dallas, TX	2.0–3.0	2.0–2.5	1951	$4,722	$2.42	0d	5	0.49mi
829 Nomas St Dallas, TX	4.0	3.5	2660	$4,500	$1.69	45d	1	0.51mi
3237 Chihuahua Ave Dallas, TX	4.0	2.5	2251	$4,500	$2.00	45d	1	0.54mi
1849 Pollard St Dallas, TX	4.0	4.5	2438	$3,995	$1.64	45d	1	0.56mi
2811 Harston St Dallas, TX	3.0	2.0	1937	$2,950	$1.52	45d	1	0.60mi
2815 Harston St Unit 2815 Dallas, TX	3.0	2.5	2800	$3,800	$1.36	13d	1	0.60mi
411 W Commerce St Dallas, TX	3.0	1.0–3.0	1155	$1,930	$1.67	0d	21	0.64mi
1958 Toronto St Dallas, TX	4.0	3.0	3049	$4,700	$1.54	45d	1	0.75mi
3210 Herbert St Dallas, TX	5.0	4.0	3200	$6,500	$2.03	45d	1	0.76mi
3525 Rutz St Dallas, TX	3.0	2.5	2451	$4,000	$1.63	9d	1	0.77mi
1526 Life Ave Dallas, TX	5.0	4.0	3300	$6,500	$1.97	45d	1	0.80mi
3319 Wake St Dallas, TX	5.0	3.5	3665	$6,500	$1.77	45d	1	0.82mi
919 Knott Pl Dallas, TX	4.0	3.5	3210	$7,900	$2.46	45d	1	0.83mi
919 Knott Pl Dallas, TX	4.0	3.5	3087	$6,950	$2.25	7d	1	0.83mi
1916 Shaw St Dallas, TX	4.0	3.0	2283	$2,675	$1.17	22d	1	0.91mi
3807 Vilbig Rd Dallas, TX	3.0	2.5	2000	$5,500	$2.75	45d	1	1.05mi
2043 Life Ave Dallas, TX	3.0	3.0	2545	$3,950	$1.55	1d	1	1.16mi
4022 Ivanhoe Ln Dallas, TX	4.0	2.5	2042	$2,795	$1.37	45d	1	1.44mi
843 N Clinton Ave Dallas, TX	4.0	3.0	2628	$3,200	$1.22	45d	1	1.47mi

Listing history 11 events

1. 2026-05-04
   historical Active Option Contract 442-char remark

   Show marketing remark (442 chars)

   Multiple Offers Received! Any Interested Buyers Must Submit Highest & Best Offer By 04-16-2026 Stunning 3-story half duplex featuring 4 bedrooms and 4.5 bathrooms. This modern home offers an open concept layout, sleek finishes, and abundant natural light throughout. Enjoy a spacious kitchen with a large island, contemporary design elements, and stylish full bathrooms in every room. Perfect home for comfortable living and entertaining.

2. 2026-04-09
   price $444,900 442-char remark

   Show marketing remark (442 chars)

   Multiple Offers Received! Any Interested Buyers Must Submit Highest & Best Offer By 04-16-2026 Stunning 3-story half duplex featuring 4 bedrooms and 4.5 bathrooms. This modern home offers an open concept layout, sleek finishes, and abundant natural light throughout. Enjoy a spacious kitchen with a large island, contemporary design elements, and stylish full bathrooms in every room. Perfect home for comfortable living and entertaining.

3. 2026-03-27
   listed $459,900 Active 442-char remark

   Show marketing remark (442 chars)

   Multiple Offers Received! Any Interested Buyers Must Submit Highest & Best Offer By 04-16-2026 Stunning 3-story half duplex featuring 4 bedrooms and 4.5 bathrooms. This modern home offers an open concept layout, sleek finishes, and abundant natural light throughout. Enjoy a spacious kitchen with a large island, contemporary design elements, and stylish full bathrooms in every room. Perfect home for comfortable living and entertaining.

4. 2026-03-25
   historical
5. 2026-03-10
   price $459,900
6. 2026-01-14
   price $474,900
7. 2025-06-20
   price $499,900
8. 2025-04-29
   price $509,900
9. 2025-03-15
   listed $519,900 Active
10. 2023-09-01
    historical $4,500
11. 2023-08-05
    listed $4,500

ⓘ 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: $14,534 · $1,211/mo
• Projected year-2 tax: $14,534 · $1,211/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $51,588
• − Mortgage interest: −$24,921
• − Property taxes: −$14,534
• − Insurance: −$2,224
• − Repairs & maintenance: −$4,127
• − Management: −$4,127
• − Depreciation: −$12,943
• Taxable loss: −$11,288
• Est. tax savings @ 24.0%: +$2,709
• After-tax cash flow: $-1,292/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.

Condition & rehab AI · 11 photos

Excellent 95/100 None rehab

This modern, three-story half duplex is in excellent condition with no visible repairs needed. It offers a spacious kitchen, stylish bathrooms, and hardwood flooring throughout. The home is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and overall appearance.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and overall appearance. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,259
• Household income: $59,750
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 892.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 26% Black 23% White 6% Asian 2%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 42% 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: ▲ 138.69%
• Current HPI: 477.2035
• Rent YoY: ▼ -4.21%
• 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

+9786.7% since first listed

11 events — show timeline

• 2026-05-04 Contingent — NTREIS
• 2026-04-09 Price Changed $444,900 NTREIS
• 2026-03-27 Listed $459,900 NTREIS
• 2026-03-25 Listing Removed — NTREIS
• 2026-03-10 Price Changed $459,900 NTREIS
• 2026-01-14 Price Changed $474,900 NTREIS
• 2025-06-20 Price Changed $499,900 NTREIS
• 2025-04-29 Price Changed $509,900 NTREIS
• 2025-03-15 Listed $519,900 NTREIS
• 2023-09-01 Rental Removed $4,500 NTREIS
• 2023-08-05 Listed for Rent $4,500 NTREIS

Property tax history

+1.0%/yr

Latest (2025): $14,534 · -1.8% YoY. Source: county tax records.