Method · Reading a card
Every card shows the same values in the same order, each with a date and a source. Here's what each one means.
Feed values refresh every morning. Profile values are address checks that change rarely.
| Value | What it means | Source |
|---|---|---|
| Label | Who can rent here: Open to All / Market Rate, Income-Restricted, 55+ or 62+, BTR. | Durable profile |
| Base rent and pull time | The rent before any special, with the time we pulled it. | Morning feed |
| Special | Weeks free or a credit, with the term it needs and the date it ends. | Morning feed + override layer |
| Net effective | Average monthly rent over the term after the special. | Computed in the feed |
| Required fees | Monthly fees every resident pays, from a written fee sheet when we have one. | Feed + fee survey |
| True monthly | Net effective plus fees, plus bills you opt into. | Computed |
| Year two | Renewal from base at 0% and +3%, plus fees. Shown in red. | Computed |
| Electric chip | Oncor or TNMP (you pick a plan), or CoServ or GP&L (no choice). | Address check |
| Toll chip | Whether the likely commute uses the DNT, PGBT or SRT. | Address check |
| Stage | Pre-leasing, lease-up or first 24 months, and whether the build is complete. | Feed + profile |
| Dallas New Build Score | 0 to 100 on deal depth, price vs nearby, year-two risk, stage, fee disclosure and build status. | Computed; commission-blind |
| Confirmation date | When we last confirmed the values with the community. | Our calls |
True monthly first, the special and base rent beside it, and year two in red. On the board, every value comes from the morning feed.
East Dallas · studio · Oncor, you pick a plan
Calibration example from our method page
Calibration example from our method page
Illustration, values as of Oct 25, 2026; live page uses the feed. Year two shown at 0% change from base.
Specials change daily in lease-up. A number with no pull time could already be gone.
Without base rent beside it, you can't tell how big a discount is or what renewal will cost.
Renewals price from base. A special shown alone hides the jump that follows it.
So every value on a card carries its date and source, base rent sits beside every discount, and year two sits beside every special.
It hides. We never print a placeholder or a guess in its place.
It marks the jump from your year-one monthly to renewal at base. Red is reserved for that one number.
A correction step for specials that changed, are held, or carry conditions the ad leaves out, like a minimum term.
No. Property prices only come from the feed. Examples on our pages are labeled illustrations with their date.
No. The community sets both, and we confirm them before you sign.
Text your move date, budget, and where you work. You'll get buildings decoded and tolls priced within hours.
Free. Your rent is the same either way. Same day during hours.
We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.
