2511 Crossman Ave · Dallas, TX 75212

$458,000

8 bd · 9.0 ba · 5,144 sqft · MultiFamily public records · 233 Days on market

Built 2022 6,150 sqft lot $89/sqft · 61% below area Est $579k · 21% under ↓ 35% since listing

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Why this score? — see what drove the D 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 +4.9/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

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

Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

Key facts

• Spa style bathroom
• Central location
• 6,150 sq ft lot

Tags

• CLEAN CONTEMPORARY DESIGN
• CHEF INSPIRED KITCHEN
• PRIVATE PRIMARY SUITE
• SPA STYLE BATHROOM
• FULLY FENCED BACKYARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 8-bed/9.0-bath multifamily listed at $458k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (34.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (42.7% below list).
• Recommended offer: $262k (42.7% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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: 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: Rents falling (-4.2%/yr); 249 active listings in the ZIP; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,624/mo this rent would consume 53% 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 $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 4y ago; this cycle's ask has dropped $41k (8%) 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,360 (42.7% 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 233 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.22%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $578,635
• List price: $458,000
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 2.34×
• Total profit: $172,208
• Equity at exit: $412,603

10-year hold

• IRR: 15.3%
• Equity multiple: 5.27×
• Total profit: $548,155
• Equity at exit: $889,793

Cash invested: $128,240 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,624 medium
• Mortgage (P&I): −$2,402
• Tax est. 1.5%: −$572 /mo · $6,870/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-1,092

Break-even live

Break-even rent $4,007

Max offer price $299,915

Occupancy floor —

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: $114,500
• Closing costs: $13,740
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $458,000 Active 233 DOM
2. 2026-06-17
   days on market $458,000 Active 232 DOM
3. 2026-06-16
   days on market $458,000 Active 231 DOM
4. 2026-06-15
   days on market $458,000 Active 230 DOM
5. 2026-06-13
   days on market $458,000 Active 228 DOM
6. 2026-06-09
   days on market $458,000 Active 224 DOM
7. 2026-06-08
   days on market $458,000 Active 223 DOM
8. 2026-06-07
   days on market $458,000 Active 222 DOM
9. 2026-06-04
   days on market $458,000 Active 219 DOM
10. 2026-06-03
    days on market $458,000 Active 218 DOM
11. 2026-06-02
    days on market $458,000 Active 217 DOM
12. 2026-06-02
    days on market $458,000 Active 216 DOM
13. 2026-05-31
    days on market $458,000 Active 215 DOM
14. 2026-04-29
    price $469,999 1520-char remark

    Show marketing remark (1520 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

15. 2026-03-13
    price $479,900 1520-char remark

    Show marketing remark (1520 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

16. 2026-02-05
    price $489,000 1520-char remark

    Show marketing remark (1520 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

17. 2025-10-28
    listed $499,000 Active 1520-char remark

    Show marketing remark (1520 chars)

    Experience modern urban living in the heart of West Dallas. This unit offers 4-bedroom, 5-bath, 2,550 sq ft, clean contemporary design, premium finishes, and a layout that adapts beautifully to a variety of lifestyle or investment needs — just minutes from Trinity Groves, Bishop Arts, Downtown, and major commuter routes. The open-concept main floor welcomes you with soaring ceilings, abundant natural light, and seamless flow between living, dining, and kitchen spaces. A chef-inspired kitchen features sleek cabinetry, quartz counters, a large island perfect for gatherings, stainless steel appliances, plus a refrigerator. The first-floor bedroom provides ultimate flexibility for guests, a home office, or multi-generational living. Upstairs, the private primary suite delivers comfort and luxury with a spa-style bathroom and a spacious walk-in closet. Two additional en-suite bedrooms ensure privacy for every occupant. Outdoor living is just as impressive, the fully fenced backyard is primed for weekend entertainment, pets, or future enhancements. With a central location near popular attractions, expanding employment hubs, and continuous new development, this home is ideally positioned for flexible living arrangements, including potential income-producing short-term rental use. Whether you’re seeking your next personal home or a strategic investment opportunity in one of Dallas’ fastest-growing areas — this property delivers style, versatility, and strong long-term upside.

18. 2025-10-02
    historical
19. 2025-05-12
    price $500,000
20. 2025-02-26
    price $534,900
21. 2024-12-14
    historical $3,700
22. 2024-10-11
    listed $3,700
23. 2024-10-07
    listed $539,000 Active
24. 2024-09-27
    historical $4,450
25. 2024-09-27
    listed $4,450
26. 2024-09-24
    historical $4,450
27. 2024-09-13
    historical $4,450
28. 2024-09-13
    listed $4,450
29. 2024-07-26
    price $4,450
30. 2024-07-23
    price $4,200
31. 2024-07-22
    historical $4,400
32. 2024-07-19
    listed $4,400
33. 2024-07-18
    listed $4,400
34. 2024-07-16
    historical
35. 2024-06-27
    price $549,000
36. 2024-05-29
    price $569,000
37. 2024-05-29
    status Active
38. 2024-04-03
    status Active
39. 2024-03-01
    price $579,000
40. 2024-01-29
    listed $599,000 Active
41. 2024-01-05
    soldstatus $3,190,000
42. 2023-12-31
    historical
43. 2023-12-16
    price $600,000
44. 2023-11-14
    status Active
45. 2023-08-31
    price $649,900
46. 2023-07-23
    listed $679,900 Active
47. 2023-02-06
    status Active
48. 2023-01-31
    historical
49. 2022-11-03
    price $725,000
50. 2022-05-24
    price $735,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $31,483
• − Mortgage interest: −$25,655
• − Property taxes: −$6,870
• − Insurance: −$2,290
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$13,324
• Taxable loss: −$21,693
• Est. tax savings @ 24.0%: +$5,206
• After-tax cash flow: $-7,904/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): 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

-34.7% since first listed

41 events — show timeline

• 2026-04-29 Price Changed $469,999 NTREIS
• 2026-03-13 Price Changed $479,900 NTREIS
• 2026-02-05 Price Changed $489,000 NTREIS
• 2025-10-28 Listed $499,000 NTREIS
• 2025-10-02 Listing Removed — NTREIS
• 2025-05-12 Price Changed $500,000 NTREIS
• 2025-02-26 Price Changed $534,900 NTREIS
• 2024-12-14 Rental Removed $3,700 NTREIS
• 2024-10-11 Listed for Rent $3,700 NTREIS
• 2024-10-07 Listed $539,000 NTREIS
• 2024-09-27 Rental Removed $4,450 RENTALBEAST
• 2024-09-27 Listed for Rent $4,450 RENTALBEAST
• 2024-09-24 Rental Removed $4,450 NTREIS
• 2024-09-13 Rental Removed $4,450 RENTALBEAST
• 2024-09-13 Listed for Rent $4,450 RENTALBEAST
• 2024-07-26 Price Changed $4,450 NTREIS
• 2024-07-23 Price Changed $4,200 NTREIS
• 2024-07-22 Rental Removed $4,400 PROPERTYWARE
• 2024-07-19 Listed for Rent $4,400 PROPERTYWARE
• 2024-07-18 Listed for Rent $4,400 NTREIS
• 2024-07-16 Listing Removed — NTREIS
• 2024-06-27 Price Changed $549,000 NTREIS
• 2024-05-29 Price Changed $569,000 NTREIS
• 2024-05-29 Relisted — NTREIS
• 2024-04-03 Relisted — NTREIS
• 2024-03-01 Price Changed $579,000 NTREIS
• 2024-01-29 Listed $599,000 NTREIS
• 2024-01-05 Sold (Public Records) $3,190,000 Public Records
• 2023-12-31 Listing Removed — NTREIS
• 2023-12-16 Price Changed $600,000 NTREIS
• 2023-11-14 Relisted — NTREIS
• 2023-08-31 Price Changed $649,900 NTREIS
• 2023-07-23 Listed $679,900 NTREIS
• 2023-02-06 Relisted — NTREIS
• 2023-01-31 Listing Removed — NTREIS
• 2022-11-03 Price Changed $725,000 NTREIS
• 2022-05-24 Price Changed $735,000 NTREIS
• 2022-05-24 Relisted — NTREIS
• 2022-04-19 Relisted — NTREIS
• 2022-03-30 Listing Removed — NTREIS
• 2022-03-14 Listed $720,000 NTREIS

Property tax history

+32.4%/yr

Latest (2025): $25,785 · -51.7% YoY. Source: county tax records.