Dallas remains the largest market by net absorption. Cap rates compressed but cash flow attainable at sub-$300k entry points. This page combines HUD Fair Market Rent anchors, ApartmentList-derived vacancy estimates, and CBRE-tier cap-rate benchmarks into one landlord-focused view.
Dallas remains the largest market by net absorption. Cap rates compressed but cash flow attainable at sub-$300k entry points.
Vacancy is currently 8.9% with a year-over-year rent change of -0.7%. Rent direction is negative. Underwrite to flat year-2 rent and require deal-level cap rates at or above the metro mid-band.
For deal-level analysis, the cap-rate calculator uses our Tier 1 benchmark (mid 5.5% for single-family). The cash-flow analyzer will give you a full P&L including debt service.
| Bedrooms | Median rent | Estimated range |
|---|---|---|
| Studio | $1,444 | $1,242 – $1,675 |
| 1 BR | $1,541 | $1,325 – $1,788 |
| 2 BR | $1,843 | $1,585 – $2,138 |
| 3 BR | $2,447 | $2,104 – $2,839 |
| 4 BR | $3,083 | $2,651 – $3,576 |
Anchored to HUD FMR for ZIP 75204, aged forward with BLS CPI Shelter (+4.6% / yr). Use the estimator below for a different ZIP within Dallas.
Pre-filled for ZIP 75204. Change any field to re-estimate.
The HUD-anchored median 2-bedroom rent in Dallas is approximately $1,843, with year-over-year growth of -0.7%. Individual rents vary widely by submarket and property condition — use the Rent Estimator above for a ZIP-specific number.
Dallas sits in our Tier 1 group with an estimated cap rate band averaging 5.5% for single-family rentals and a vacancy rate of 8.9%. Dallas remains the largest market by net absorption. Cap rates compressed but cash flow attainable at sub-$300k entry points.
Single-family rental cap rates in Dallas typically land near 5.5%, with a metro-tier band drawn from CBRE survey ranges. Run the Cap Rate Calculator for a specific deal.
Year-over-year rent change is -0.7%. Forward 12-month projection blends recent metro trend with BLS shelter CPI. Use the LandlordIQ /get_rent_growth endpoint for the live projection.
No (Texas state preemption). Notice to vacate: 30 days. Security deposit cap: No statutory cap. Dallas requires source-of-income protection (e.g., Section 8) under city ordinance. Plain-English summary, not legal advice.
Data: HUD Fair Market Rents (FY2024, public). Vacancy and rent growth are estimated blends of public datasets clearly labeled. Cap rate band is the Tier 1 benchmark from our benchmarks dataset. Regulation summary is editorial — not legal advice. See methodology.