2722 Hector St · Dallas, TX 75210

$200,000

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 393 Days on market

Built 1939 3,311 sqft lot $197/sqft · 13% below area Est $231k · 13% under

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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 +13.5/15.0
• Cash flow +12.2/30.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this beautifully renovated 3-bedroom, 2-bathroom home located just minutes from the heart of downtown. Featuring a modern kitchen with sleek granite countertops, updated flooring throughout, and recent upgrades to the HVAC, plumbing, and electrical systems, this home is move-in ready with peace of mind. Enjoy added privacy with a newly installed fence and take advantage of being in an up-and-coming neighborhood. It’s one of the few fully updated homes under $210 don’t miss your chance to own a stylish and affordable gem in a growing area! ALSO AVAILABLE FOR LEASE!

Key facts

• Renovated home
• Recent upgrades
• Updated flooring

Tags

• RENOVATED HOME
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• UPDATED FLOORING
• RECENT UPGRADES
• NEWLY INSTALLED FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-40 ($-485/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: 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 $4k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $176,000 (12.0% 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 393 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 1939 — 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: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (median comp): $230,793
• List price: $200,000
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 Frazier St	0.49mi	3/2.0	1,010 (-0%)	2mo	$160,000	$158	74
3111 Mcdermott Ave	0.46mi	3/2.0	1,043 (+3%)	4mo	$226,000	$217	70
3814 Pine St	0.17mi	3/1.0	1,120 (+10%)	0mo	$210,000	$188	70
3603 York St	0.37mi	2/1.0 (-1)	986 (-3%)	4mo	$160,000	$162	66
3519 Frank St	0.18mi	2/1.0 (-1)	924 (-9%)	4mo	$90,000	$97	64
4219 Frank St	0.38mi	3/2.0	1,145 (+13%)	2mo	$199,900	$175	60
4300 Canal St	0.43mi	2/1.0 (-1)	945 (-7%)	3mo	$117,089	$124	57
2918 Morning Ave	0.40mi	3/1.0	882 (-13%)	2mo	$115,000	$130	53
3703 Dunbar St	0.58mi	2/1.0 (-1)	978 (-4%)	6mo	$120,000	$123	53
3515 Meadow St	0.63mi	3/2.0	1,120 (+10%)	1mo	$240,000	$214	52
3626 Meyers St	0.62mi	3/2.0	1,144 (+13%)	1mo	$167,000	$146	49
4222 Carl St	0.54mi	2/1.0 (-1)	1,116 (+10%)	4mo	$79,000	$71	45

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,887
• Equity at exit: $68,971

10-year hold

• IRR: 5.4%
• Equity multiple: 1.66×
• Total profit: $36,965
• Equity at exit: $92,195

Cash invested: $56,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-40

Break-even live

Break-even rent $1,832

Max offer price $192,865

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $16	+0% $-40	+5% $-97	+10% $-154
Rent	-10% $-181	-5% $-111	+0% $-40	+5% $30	+10% $100
Rate	-1.0pp $60	-0.5pp $10	base $-40	+0.5pp $-92	+1.0pp $-145

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	0.00mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	0.01mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.10mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	0.19mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.22mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	0.27mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	44d	1	0.35mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.35mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	0d	1	0.39mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	44d	1	0.39mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.40mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	0.43mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	8d	1	0.50mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	0.54mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	0.54mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	0.56mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	0d	1	0.56mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	16d	1	0.58mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	0.58mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	0.58mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.58mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	44d	1	0.70mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	0.70mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	0d	1	0.71mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	0.71mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	12d	4	0.75mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	8d	1	0.82mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.83mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	0.90mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	44d	1	0.92mi
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.95mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	0.96mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.04mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.04mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	0d	1	1.06mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	1.08mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	1.10mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	44d	1	1.11mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	44d	1	1.12mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	44d	1	1.12mi

Listing history 36 events

1. 2026-06-21
   days on market $200,000 Active 393 DOM
2. 2026-06-18
   days on market $200,000 Active 390 DOM
3. 2026-06-17
   days on market $200,000 Active 389 DOM
4. 2026-06-16
   days on market $200,000 Active 388 DOM
5. 2026-06-15
   days on market $200,000 Active 387 DOM
6. 2026-06-13
   days on market $200,000 Active 385 DOM
7. 2026-06-09
   days on market $200,000 Active 381 DOM
8. 2026-06-08
   days on market $200,000 Active 380 DOM
9. 2026-06-07
   days on market $200,000 Active 379 DOM
10. 2026-06-04
    days on market $200,000 Active 376 DOM
11. 2026-06-03
    days on market $200,000 Active 375 DOM
12. 2026-06-02
    days on market $200,000 Active 374 DOM
13. 2026-06-02
    days on market $200,000 Active 373 DOM
14. 2026-05-31
    days on market $200,000 Active 372 DOM
15. 2026-02-04
    price $200,000 594-char remark

    Show marketing remark (594 chars)

    Discover this beautifully renovated 3-bedroom, 2-bathroom home located just minutes from the heart of downtown. Featuring a modern kitchen with sleek granite countertops, updated flooring throughout, and recent upgrades to the HVAC, plumbing, and electrical systems, this home is move-in ready with peace of mind. Enjoy added privacy with a newly installed fence and take advantage of being in an up-and-coming neighborhood. It’s one of the few fully updated homes under $210 don’t miss your chance to own a stylish and affordable gem in a growing area! ALSO AVAILABLE FOR LEASE!

16. 2026-02-04
    price $1,650 594-char remark

    Show marketing remark (594 chars)

    Discover this beautifully renovated 3-bedroom, 2-bathroom home located just minutes from the heart of downtown. Featuring a modern kitchen with sleek granite countertops, updated flooring throughout, and recent upgrades to the HVAC, plumbing, and electrical systems, this home is move-in ready with peace of mind. Enjoy added privacy with a newly installed fence and take advantage of being in an up-and-coming neighborhood. It’s one of the few fully updated homes under $210 don’t miss your chance to own a stylish and affordable gem in a growing area! ALSO AVAILABLE FOR LEASE!

17. 2025-12-01
    price $200,000 594-char remark

    Show marketing remark (594 chars)

    Discover this beautifully renovated 3-bedroom, 2-bathroom home located just minutes from the heart of downtown. Featuring a modern kitchen with sleek granite countertops, updated flooring throughout, and recent upgrades to the HVAC, plumbing, and electrical systems, this home is move-in ready with peace of mind. Enjoy added privacy with a newly installed fence and take advantage of being in an up-and-coming neighborhood. It’s one of the few fully updated homes under $210 don’t miss your chance to own a stylish and affordable gem in a growing area! ALSO AVAILABLE FOR LEASE!

18. 2025-05-24
    listed $210,000 Active 594-char remark

    Show marketing remark (594 chars)

    Discover this beautifully renovated 3-bedroom, 2-bathroom home located just minutes from the heart of downtown. Featuring a modern kitchen with sleek granite countertops, updated flooring throughout, and recent upgrades to the HVAC, plumbing, and electrical systems, this home is move-in ready with peace of mind. Enjoy added privacy with a newly installed fence and take advantage of being in an up-and-coming neighborhood. It’s one of the few fully updated homes under $210 don’t miss your chance to own a stylish and affordable gem in a growing area! ALSO AVAILABLE FOR LEASE!

19. 2025-04-30
    historical
20. 2025-04-02
    price $220,000
21. 2025-04-02
    status Active
22. 2025-03-19
    price $229,900
23. 2025-02-05
    price $230,000
24. 2025-01-02
    listed $240,000 Active
25. 2023-07-24
    historical
26. 2022-07-26
    soldstatus
27. 2022-07-25
    soldstatus Closed
28. 2022-06-27
    status Pending
29. 2022-06-21
    historical Active Option Contract
30. 2022-06-17
    listed $193,000 Active
31. 2019-05-07
    soldstatus
32. 2019-05-03
    soldstatus
33. 2018-11-05
    historical
34. 2018-09-14
    status Active
35. 2018-09-08
    historical
36. 2018-08-24
    listed $96,000

ⓘ 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/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 6/10 Major FEMA zone X (shaded) · 70% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,367
• − Mortgage interest: −$11,203
• − Property taxes: −$3,779
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,818
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $440/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

+108.3% since first listed

22 events — show timeline

• 2026-02-04 Price Changed $200,000 NTREIS
• 2026-02-04 Price Changed $1,650 NTREIS
• 2025-12-01 Price Changed $200,000 NTREIS
• 2025-05-24 Listed $210,000 NTREIS
• 2025-04-30 Listing Removed — NTREIS
• 2025-04-02 Price Changed $220,000 NTREIS
• 2025-04-02 Relisted — NTREIS
• 2025-03-19 Price Changed $229,900 NTREIS
• 2025-02-05 Price Changed $230,000 NTREIS
• 2025-01-02 Listed $240,000 NTREIS
• 2023-07-24 Rental Removed — NTREIS
• 2022-07-26 Sold (Public Records) — Public Records
• 2022-07-25 Sold (MLS) — NTREIS
• 2022-06-27 Pending — NTREIS
• 2022-06-21 Contingent — NTREIS
• 2022-06-17 Listed $193,000 NTREIS
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-05-03 Sold (Public Records) — Public Records
• 2018-11-05 Listing Removed — NTREIS
• 2018-09-14 Relisted — NTREIS
• 2018-09-08 Listing Removed — NTREIS
• 2018-08-24 Listed $96,000 NTREIS

Property tax history

+11.4%/yr

Latest (2025): $3,779 · -0.4% YoY. Source: county tax records.