6224 Highland Hills Dr · Dallas, TX 75241

$130,000

3 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 6 Days on market

Built 1970 7,231 sqft lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - Great opportunity to bring this property back to life! Perfect for investors, flippers, or landlords looking for their next project. Property is being sold AS-IS.

Key facts

• 7,231 sq ft lot
• Built 1970
• Listed 6 days

Property features AI

Finance

• Other: Property type: Single Family Residence; Accessibility features: None
• Financial info: No second mortgage reported; Listing is for sale
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; No garage or carport reported
• Security: No security features reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1970
• Exterior features: Lot under 0.5 acre (about 0.166 acre); Subdivision: Highland Hills

Interior

• Kitchen: Appliances: Other
• Bedrooms: Four bedrooms (all on the main level), including a primary bedroom on the main level
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: One-level layout; Five total rooms; No fireplace reported
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.2% 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL); Kennedy-Curry Middle (math 29% / reading 20%, grade F, #1,279 of 1,662 statewide, top 78%, 626 students, 100% FRL); Wilmer-Hutchins H S (math 14% / reading 29%, grade F, #1,377 of 1,632 statewide, top 85%, 1,020 students, 73% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 217 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 43% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: 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 $130,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.48% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $320,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3817 Pinebrook Dr	0.21mi	4/2.0 (+1)	1,380 (+1%)	2mo	$237,400	$172	80
4048 Lava Forest Dr	0.42mi	3/2.0	1,316 (-4%)	2mo	$310,900	$236	71
6353 Racer Summit Dr	0.54mi	3/2.0	1,316 (-4%)	3mo	$306,900	$233	64
6312 Crosswood Ln	0.58mi	3/2.0	1,316 (-4%)	1mo	$309,900	$235	64
6337 Crosswood Ln	0.57mi	3/2.0	1,316 (-4%)	2mo	$309,900	$235	64
3727 Golden Hills Dr	0.70mi	3/2.5	1,300 (-5%)	2mo	$177,000	$136	54
3606 Judge Dupree Dr	0.43mi	4/1.5 (+1)	1,523 (+12%)	3mo	$179,000	$118	53
4139 Silverhill Dr	0.41mi	3/2.0	1,175 (-14%)	4mo	$288,900	$246	53
6347 Racer Summit Dr	0.54mi	3/2.0	1,175 (-14%)	1mo	$294,900	$251	49
3474 Pacesetter Dr	0.52mi	3/1.5	1,164 (-15%)	4mo	$189,500	$163	48
6331 Crosswood Ln	0.57mi	3/2.0	1,175 (-14%)	1mo	$295,900	$252	48
3528 Silverhill Dr	0.54mi	4/2.0 (+1)	1,203 (-12%)	3mo	$190,000	$158	46

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $401
• Equity at exit: $19,383

10-year hold

• IRR: 6.1%
• Equity multiple: 1.38×
• Total profit: $13,888
• Equity at exit: $11,240

Cash invested: $36,400 (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 75241

• Home prices YoY: -16.9%
• Rents YoY: -2.8%
• Active inventory: 217
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$682
• Tax from tax record: −$360 /mo · $4,318/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $423

Break-even live

Break-even rent $1,387

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $497	-5% $460	+0% $423	+5% $386	+10% $350
Rent	-10% $271	-5% $347	+0% $423	+5% $499	+10% $575
Rate	-1.0pp $489	-0.5pp $456	base $423	+0.5pp $389	+1.0pp $355

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	942	$2,103	$2.23	0d	9	0.24mi
6115 Flagstaff Dr Dallas, TX	3.0	1.5	1522	$1,696	$1.11	10d	1	0.27mi
5850 Highland Hills Dr Dallas, TX	2.0–4.0	1.0–2.0	910	$1,097	$1.21	1d	8	0.40mi
3623 Softcloud Dr Dallas, TX	3.0	2.0	1477	$1,910	$1.29	46d	1	0.41mi
5821 Bonnie View Rd Dallas, TX	1.0–3.0	1.0–2.0	820	$1,101	$1.34	10d	7	0.47mi
3806 Castle Hills Dr Dallas, TX	4.0	2.0	1422	$1,900	$1.34	19d	1	0.48mi
6445 Baraboo Dr Dallas, TX	4.0	1.5	1218	$1,650	$1.35	46d	1	0.51mi
5761 Highland Hills Dr Dallas, TX	1.0–3.0	1.0–2.0	1040	$1,749	$1.68	6d	7	0.54mi
6347 Racer Summit Dr Dallas, TX	3.0	2.0	1175	$1,965	$1.67	27d	1	0.56mi
3131 Simpson Stuart Rd Dallas, TX	1.0–3.0	1.0–2.0	1024	$1,754	$1.71	0d	31	0.56mi
3835 Basswood Dr Dallas, TX	3.0	2.0	1000	$1,625	$1.62	27d	1	0.58mi
6319 Crosswood Ln Dallas, TX	3.0	2.0	1316	$2,060	$1.57	22d	1	0.58mi
6152 Balcony Ln Dallas, TX	4.0	2.5	1670	$1,800	$1.08	20d	1	0.65mi
4281 Lava Forest Dr Dallas, TX	3.0–5.0	2.0–2.5	1840	$2,050	$1.11	0d	1	0.70mi
3528 Keyridge Dr Dallas, TX	3.0	2.0	1362	$1,795	$1.32	23d	1	0.72mi
6436 Moonhill Dr Dallas, TX	4.0	2.0	1200	$1,961	$1.63	4d	1	0.77mi
6327 Hidden Trail Dr Dallas, TX	3.0	2.0	1187	$1,795	$1.51	46d	1	0.78mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	6d	1	0.79mi
3522 Tioga St Dallas, TX	4.0	3.0	1438	$2,095	$1.46	2d	1	0.79mi
4140 Wilshire Blvd Dallas, TX	3.0	2.0	1125	$1,795	$1.60	20d	1	0.82mi
2842 Pall Mall Ave Dallas, TX	4.0	2.0	1584	$2,095	$1.32	27d	1	0.88mi
6520 Warm Moon Ln Dallas, TX	4.0	2.0	1237	$1,995	$1.61	6d	1	0.89mi
6654 Cool Morn Dr Dallas, TX	3.0	2.0	1446	$2,300	$1.59	46d	1	0.90mi
2809 Gooch St Dallas, TX	4.0	2.0	1816	$2,650	$1.46	10d	1	0.93mi
3210 Little River Dr Dallas, TX	3.0	2.0	1202	$1,950	$1.62	6d	1	0.97mi
2703 Kool Ave Dallas, TX	3.0	2.0	1248	$1,700	$1.36	27d	1	1.06mi
2602 Ripple Rd Dallas, TX	3.0	2.0	1232	$1,700	$1.38	46d	1	1.10mi
3015 Flask Dr Dallas, TX	3.0	2.0	1267	$1,875	$1.48	46d	1	1.14mi
2525 Lyola St Dallas, TX	3.0	2.0	1080	$1,895	$1.75	46d	1	1.15mi
2520 Fatima Ave Dallas, TX	3.0	2.0	1176	$1,950	$1.66	10d	1	1.18mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	46d	1	1.29mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	6d	1	1.32mi
2919 N El Centro Way Dallas, TX	4.0	2.0	1294	$1,800	$1.39	10d	1	1.36mi
7312 Sierra Way Dallas, TX	3.0	2.0	1439	$2,105	$1.46	0d	1	1.41mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,469	$1.77	46d	3	1.45mi

Listing history 5 events

1. 2026-06-17
   status $130,000 Pending 6 DOM
2. 2026-06-16
   days on market $130,000 Active 6 DOM
3. 2026-06-15
   days on market $130,000 Active 5 DOM
4. 2026-06-13
   remarks 181-char remark
5. 2026-06-13
   listed $130,000 Active 3 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: $4,318 · $360/mo
• Projected year-2 tax: $4,318 · $360/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,072
• − Mortgage interest: −$7,282
• − Property taxes: −$4,318
• − Insurance: −$650
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$3,782
• Taxable income: $3,348
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,274/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): 33,840
• Household income: $53,998
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1076.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% Hispanic / Latino 30% Two or more races 8% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -72.36%
• Current HPI: 356.2348
• Rent YoY: ▼ -2.75%
• 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

1 event — show timeline

• 2026-06-10 Listed $130,000 NTREIS

Property tax history

+8.7%/yr

Latest (2025): $4,318 · -0.4% YoY. Source: county tax records.