2422 Jeffries St · Dallas, TX 75215

$399,000

3 bd · 2.5 ba · 2,069 sqft · SingleFamily · 2 Days on market

Built 2026 Excellent condition 3,750 sqft lot Est $399k · at est.

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Condition / age +4.8/5.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks

A rare gem and the first of its kind in this rapidly evolving Dallas pocket — minutes from Downtown, Deep Ellum, and Fair Park. This single family attached delivers custom-home quality at an attainable price. Every finish has been hand-selected to reflect high-end design: sleek fixtures, premium flooring, and modern architecture that stands out from the rest. Perfect for a first-time buyer or investor, this home represents the next level of urban living in one of Dallas’s fastest-growing areas.

Key facts

• 3,750 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Financial info: Second mortgage present; Listing accepts Cash, Conventional, FHA, VA Loan, and 1031 Exchange
• HOA & community: No association (no HOA)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm; Security gate
• Utilities: City water; City sewer; Municipal utility district not present
• Home design: Single family residence (attached); Two stories; New construction completed in 2026
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Built in 2026 (new construction - complete)
• Exterior features: Covered porch(es); Private entrance; Property attached (townhome/attached unit)

Interior

• Kitchen: Commercial grade vent; Gas cooktop and gas range; Electric oven; Microwave; Dishwasher; Disposal; Kitchen island; Eat-in kitchen
• Bedrooms: Primary bedroom (upstairs) with ensuite bath, garden tub, separate shower, dual sinks, built-in cabinets, and walk-in closet; Second bedroom (upstairs) with walk-in closet; Third bedroom (upstairs)
• Flooring: Luxury vinyl plank; Tile; Wood
• Bathrooms: Two full bathrooms and one half bath; Primary bath features garden tub, separate shower and dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan with vaulted ceilings; Built-in features including built-in cabinets and wine cooler; Chandelier and decorative lighting; Cable TV available; Eat-in kitchen with kitchen island; Double vanity in primary bath; Natural woodwork; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (26.6% below list).
• Recommended offer: $293k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,930/mo this rent would consume 77% of the median local household income ($46k/yr) (locally 1464% 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 $6k of equity ($3k loan paydown + $3k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $292,992 (26.6% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $399,317
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Jeffries St	0.00mi	3/2.5	2,069 (0%)	0mo	$399,000	$193	100
2424 Jeffries St	0.01mi	3/2.5	2,069 (0%)	1mo	$399,000	$193	99
2415 Meyers St	0.06mi	3/2.5	2,069 (0%)	6mo	$399,000	$193	92
2419 Merlin St	0.09mi	3/2.5	1,874 (-9%)	6mo	$375,000	$200	75
2417 Merlin St	0.09mi	3/2.5	1,874 (-9%)	6mo	$375,000	$200	75
2410 Jeffries St	0.03mi	3/3.5	1,800 (-13%)	6mo	$360,000	$200	68
2412 Jeffries St	0.02mi	3/3.5	1,800 (-13%)	8mo	$369,000	$205	67
2022 Bourbon St	0.28mi	4/2.0 (+1)	1,950 (-6%)	5mo	$119,500	$61	66
2508 Park Row Ave	0.53mi	3/1.0	1,943 (-6%)	5mo	$210,000	$108	55
2620 Peabody Ave	0.65mi	3/3.5	1,850 (-11%)	3mo	$345,000	$186	45
2527 Pennsylvania Ave	0.72mi	3/2.5	1,883 (-9%)	10mo	$355,000	$189	43
2812 Pennsylvania Ave	0.68mi	4/2.0 (+1)	1,772 (-14%)	6mo	$290,700	$164	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-11,920
• Equity at exit: $131,852

10-year hold

• IRR: 5.6%
• Equity multiple: 1.73×
• Total profit: $81,010
• Equity at exit: $171,897

Cash invested: $111,720 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-443

Break-even live

Break-even rent $3,490

Max offer price $334,932

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	2375	$770	$0.32	2d	1	0.05mi
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	7d	1	0.10mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	43d	1	0.39mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	43d	1	0.39mi
3900 Commerce St Dallas, TX	2.0	1.0–2.0	1217	$3,925	$3.22	6d	10	0.61mi
2900 Canton St Dallas, TX	1.0–2.0	1.0–2.0	1029	$2,525	$2.45	1d	14	0.63mi
3131 Main St Dallas, TX	2.0	1.0–2.0	989	$3,400	$3.44	1d	28	0.70mi
835 S Good Latimer Expy Dallas, TX	2.0	1.0–2.0	1198	$2,680	$2.24	2d	26	0.75mi
1874 Beaumont St Dallas, TX	4.0	5.0	2578	$4,900	$1.90	43d	1	0.77mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	24d	1	0.83mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.84mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	43d	1	0.84mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.84mi
2210 Canton St Dallas, TX	1.0–2.0	1.0–2.0	1138	$2,349	$2.06	1d	55	0.89mi
1512 Seegar St Unit 1508 Dallas, TX	3.0	3.5	2003	$3,250	$1.62	43d	1	0.97mi
1508 Seegar St Dallas, TX	3.0	3.5	1966	$3,124	$1.59	14d	9	0.98mi
2531 Elm St Dallas, TX	3.0	3.0	1732	$4,616	$2.67	18d	1	0.99mi
2531 Elm St Dallas, TX	3.0	3.0	1732	$4,616	$2.67	22d	1	0.99mi
2525 Elm St Dallas, TX	3.0	1.0–3.0	1191	$4,096	$3.44	1d	36	1.01mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	1d	1	1.03mi
1805 Browder St #103 Dallas, TX	3.0	3.5	2358	$8,000	$3.39	43d	1	1.06mi
1805 Browder St Unit 1019612P Dallas, TX	3.0	3.5	2357	$6,830	$2.90	6d	1	1.06mi
2121 Albany St Dallas, TX	2.0	2.5	2414	$4,200	$1.74	43d	1	1.07mi
2121 Albany St Dallas, TX	2.0	2.5	1997	$4,150	$2.08	24d	1	1.07mi
1552 Cosette Dr Dallas, TX	2.0	2.5	2344	$3,355	$1.43	16d	1	1.08mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	1d	1	1.14mi
317 Alcalde St Unit 1018276P Dallas, TX	4.0	2.5	2292	$22,489	$9.81	24d	1	1.15mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	1.16mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	2d	1	1.16mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$3,595	$2.29	43d	10	1.17mi
4502 Reiger Ave Unit 2 Dallas, TX	4.0	3.0	1500	$6,750	$4.50	43d	1	1.18mi
4717 Garland Ave Dallas, TX	3.0	2.5	2356	$3,000	$1.27	43d	1	1.20mi
1245 Gano St #602 Dallas, TX	2.0	2.5	2465	$2,800	$1.14	22d	1	1.22mi
4807 Parry Ave Dallas, TX	4.0	3.0	2024	$2,800	$1.38	43d	1	1.22mi
4526 Reiger Ave Dallas, TX	4.0	2.5	2728	$3,000	$1.10	24d	1	1.23mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	1.25mi
400 S Saint Paul St Dallas, TX	3.0	1.0–3.0	1036	$4,375	$4.22	2d	116	1.29mi
1111 S Akard St Unit 9258 Dallas, TX	2.0	2.0	1426	$2,142	$1.50	43d	1	1.31mi
1919 Jackson St Dallas, TX	3.0	1.0–3.5	1543	$5,485	$3.55	1d	20	1.31mi
3028 Carmel St Dallas, TX	3.0	3.5	1947	$3,450	$1.77	24d	1	1.32mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   listed $399,000 Active

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

Taxation est. · year 1

• Rental income: $35,159
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,813
• − Management: −$2,813
• − Depreciation: −$11,607
• Taxable loss: −$12,404
• Est. tax savings @ 24.0%: +$2,977
• After-tax cash flow: $-2,336/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-family home in Dallas is in excellent condition with modern finishes and a prime location. It's move-in ready and offers high ROI potential for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding smart home features — Smart home features can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers.
• Rental Installing a smart thermostat — Smart thermostats can help reduce energy costs and attract eco-conscious renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers. ↑
• Rental Installing a smart thermostat — Smart thermostats can help reduce energy costs and attract eco-conscious renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

2 events — show timeline

• 2026-05-09 Pending — NTREIS
• 2026-05-07 Listed $399,000 NTREIS