4808 Gurley · Dallas, TX 75223

$160,000

2 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 10 Days on market

Built 1946 7,250 sqft lot Est $196k · 18% 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).

• Cash flow +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! a must see Prime East Dallas location great value in the land! close to Downtown Dallas minutes from White Rock Lake. Great opportunity for full remodel or teardown! access to major thoroughfares.

Key facts

• 7,250 sq ft lot
• Built 1946
• Listed 10 days

Tags

• PRIME EAST DALLAS LOCATION
• CLOSE TO DOWNTOWN DALLAS
• MINUTES FROM WHITE ROCK LAKE
• ACCESS TO MAJOR THOROUGHFARES

Property features AI

Finance

• Other: Property listed as residential single-family; No accessory unit; Will not subdivide
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface; No garage or covered/carport spaces
• Security: Security features unknown
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter; Cable available; Not in a municipal utility district
• Home design: Single-family residence; One story (primary bedroom located on second level); Property not attached; Development restrictions
• Construction: Aluminum siding; Pillar/post/pier foundation; Built in 1946; Preowned
• Exterior features: Wood fencing; Lot dimensions approximately 50 x 145

Interior

• Kitchen: Plumbed for gas in kitchen
• Bedrooms: 4 bedrooms (primary bedroom on level 2)
• Flooring: Carpet; Wood under carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Cable TV available; Accessible approach with ramp; Two living areas; Two dining areas; Six total rooms
• Laundry & utility: Utility room with built-in cabinets; Full-size washer/dryer area; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.1% 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: 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: Oran M Roberts El (math 14% / reading 21%, grade F, #3,805 of 4,322 statewide, top 89%, 349 students, 95% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-15 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 91 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $160,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4706 Parry Ave	0.10mi	3/1.0 (+1)	1,218 (-0%)	5mo	$195,000	$160	82
1315 Caldwell Ave	0.27mi	3/2.0 (+1)	1,266 (+3%)	2mo	$189,950	$150	76
5102 Philip Ave	0.27mi	2/2.0	1,180 (-4%)	9mo	$110,000	$93	74
5209 Parry Ave	0.35mi	2/2.0	1,248 (+2%)	8mo	$205,000	$164	74
4541 Congo St	0.15mi	3/2.0 (+1)	1,288 (+5%)	17mo	$105,000	$82	66
4814 Gurley Ave	0.01mi	3/1.5 (+1)	1,390 (+14%)	6mo	$229,999	$165	65
4708 Collier St	0.23mi	3/2.0 (+1)	1,400 (+14%)	10mo	$305,000	$218	52
1423 Caldwell St	0.39mi	3/2.0 (+1)	1,343 (+10%)	13mo	$263,000	$196	50
5307 Garland Ave	0.49mi	2/1.0	1,400 (+14%)	2mo	$199,000	$142	47
408 S Henderson Ave	0.58mi	3/1.0 (+1)	1,096 (-10%)	4mo	$100,000	$91	43
211 S Garrett Ave	0.55mi	3/2.0 (+1)	1,372 (+12%)	9mo	$430,000	$313	42
5231 Beeman Ave	0.74mi	2/1.0	1,068 (-13%)	8mo	$125,000	$117	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-18,691
• Equity at exit: $23,857

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-6,676
• Equity at exit: $13,834

Cash invested: $44,800 (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 75223

• Home prices YoY: -24.6%
• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$839
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $112

Break-even live

Break-even rent $1,556

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $203	-5% $157	+0% $112	+5% $67	+10% $21
Rent	-10% $-22	-5% $45	+0% $112	+5% $179	+10% $246
Rate	-1.0pp $193	-0.5pp $153	base $112	+0.5pp $71	+1.0pp $28

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$1,040	$1.55	12d	5	0.28mi
4942 Garland Ave Dallas, TX	3.0	1.0	1058	$1,600	$1.51	26d	1	0.28mi
5110 Lindsley Ave Dallas, TX	2.0	2.0	1340	$2,400	$1.79	45d	1	0.30mi
5214 Ash Ln Dallas, TX	3.0	2.0	1207	$2,200	$1.82	45d	1	0.44mi
4615 Willow St Dallas, TX	1.0	1.0	712	$974	$1.37	45d	1	0.50mi
4616 Eastside Ave Unit A Dallas, TX	2.0	1.0	731	$1,400	$1.92	45d	1	0.52mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	9d	1	0.55mi
5208 E Side Ave Unit 1 Dallas, TX	2.0	1.0	1000	$1,595	$1.59	9d	1	0.62mi
4717 Columbia Ave Dallas, TX	1.0	1.0	700	$995	$1.42	45d	1	0.66mi
5114 Columbia Ave Dallas, TX	1.0	1.0	667	$1,010	$1.51	45d	1	0.66mi
5107 Columbia Ave Unit C Dallas, TX	2.0	1.5	1000	$1,375	$1.38	26d	1	0.69mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	9d	5	0.70mi
4722 Reiger Ave Dallas, TX	2.0	1.0	782	$1,125	$1.44	9d	1	0.70mi
4618 Reiger Ave Dallas, TX	2.0	1.0–2.0	850	$1,150	$1.35	0d	4	0.70mi
4718 Reiger Ave Dallas, TX	2.0	1.0	617	$1,250	$2.02	45d	2	0.70mi
4718 Reiger Ave Dallas, TX	2.0	1.0	617	$1,250	$2.02	26d	1	0.70mi
203 N Colson St Unit 4 Dallas, TX	2.0	1.0	1100	$1,650	$1.50	26d	1	0.71mi
5218 Columbia Ave Unit 2 Dallas, TX	2.0	1.0	1250	$1,350	$1.08	45d	1	0.71mi
801 Wayne St Dallas, TX	1.0	1.0	702	$995	$1.42	26d	1	0.75mi
5416 Eastside Ave Unit Left Dallas, TX	2.0	2.0	1008	$1,650	$1.64	1d	1	0.75mi
5416 Eastside Ave Unit Left Dallas, TX	2.0	2.0	1008	$1,750	$1.74	45d	1	0.75mi
4910 Victor St Unit 4 Dallas, TX	1.0	1.0	1000	$1,795	$1.79	45d	1	0.80mi
616 Wayne St Dallas, TX	3.0	2.0	1224	$2,395	$1.96	45d	1	0.80mi
3900 Commerce St Unit b1 Dallas, TX	1.0	1.0	888	$1,845	$2.08	45d	1	0.82mi
3900 Commerce St Dallas, TX	3.0	1.0–2.0	1217	$3,267	$2.68	0d	10	0.82mi
5411 Columbia Ave Dallas, TX	1.0	1.0	727	$1,048	$1.44	26d	2	0.82mi
5316 Reiger Ave Dallas, TX	3.0	2.5	1200	$1,999	$1.67	9d	1	0.83mi
5313 Reiger Ave Dallas, TX	1.0	1.0	882	$1,747	$1.98	0d	4	0.85mi
5404 Reiger Ave #304 Dallas, TX	2.0	1.0	778	$890	$1.14	18d	1	0.86mi
5408 Reiger Ave #101 Dallas, TX	3.0	2.0	1093	$1,225	$1.12	5d	1	0.86mi
3800 Commerce St Dallas, TX	1.0	1.0	951	$2,298	$2.41	0d	8	0.86mi
4800 Tremont St Unit C Dallas, TX	2.0	1.0	775	$999	$1.29	0d	1	0.86mi
5325 Reiger Ave Apt 1 Dallas, TX	1.0	1.0	787	$1,200	$1.52	16d	1	0.87mi
321 N Henderson Ave Dallas, TX	2.0	2.0	1315	$3,750	$2.85	9d	1	0.87mi
5414 Reiger Ave Apt 1 Dallas, TX	2.0	1.0	897	$1,275	$1.42	16d	1	0.87mi
5414 Reiger Ave Unit 6 Dallas, TX	2.0	2.0	897	$1,274	$1.42	4d	1	0.87mi
5414 Reiger Ave Unit 6 Dallas, TX	2.0	1.0	897	$1,274	$1.42	6d	1	0.87mi
1006 Grandview Ave Dallas, TX	3.0	1.0	1345	$1,500	$1.12	45d	1	0.89mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	1d	1	0.91mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	45d	1	0.92mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $160,000 Pending 10 DOM
2. 2026-06-18
   days on market $160,000 Active 9 DOM
3. 2026-06-17
   days on market $160,000 Active 8 DOM
4. 2026-06-16
   days on market $160,000 Active 7 DOM
5. 2026-06-15
   days on market $160,000 Active 6 DOM
6. 2026-06-13
   days on market $160,000 Active 4 DOM
7. 2026-06-10
   remarks 207-char remark
8. 2026-06-10
   listed $160,000 Active 1 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: $3,885 · $324/mo
• Projected year-2 tax: $3,885 · $324/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $20,377
• − Mortgage interest: −$8,962
• − Property taxes: −$3,885
• − Insurance: −$800
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,655
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,629/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): 11,994
• Household income: $73,318
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 526.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 19% White 18% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 63% Dominican 1%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 30% · Canada
• Languages at home: 40% English-only · Spanish 59% Other Indo-European 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: ▼ -121.38%
• Current HPI: 372.672
• Rent YoY: —
• 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

4 events — show timeline

• 2026-06-05 Listed $160,000 NTREIS
• 1997-09-08 Sold (Public Records) — Public Records
• 1997-09-08 Sold (Public Records) — Public Records
• 1997-05-30 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,885 · -4.6% YoY. Source: county tax records.