319 Avenue J · Dallas, TX 75203

$155,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 11 Days on market

Built 1940 5,271 sqft lot Est $136k · 14% over

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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 +16.0/30.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +1.1/15.0

Listing remarks

Opportunity awaits! This cozy 2-bedroom, 1 bath home is full of potential and ready for your personal touch. Featuring a functional floor plan, spacious living area and generously sized backyard. This property offers a great opportunity for homeowners and investors alike. While the home could benefit from some TLC and updates, it presents an excellent chance to build equity and create memories. Conveniently located near shopping, dining, schools and major highways. Don't miss this affordable opportunity to make this home your own!

Key facts

• Spacious living area
• 5,271 sq ft lot
• Garage

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• GENEROUSLY SIZED BACKYARD

Property features AI

Finance

• Other: Lot under 0.5 acre (approximately 0.121 acre); Subdivision: Skyline Heights Rev; Directions: From I-35, go east on E. 8th Street, turn left onto E. 11th Street, then right onto Avenue J
• Financial info: Listing terms: Cash or Conventional; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 space); Driveway; Garage faces front; Attached 1-car garage
• Security: No security features listed
• Utilities: City water; City sewer; Municipal utility district not applicable
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1940; Aluminum siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Curbs and sidewalks

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: No flooring details provided
• Bathrooms: 1 bathroom (on main level)
• Heating & cooling: No heating or cooling details provided
• Interior features: Cable TV available; One living area; One dining area; Total of 6 rooms
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 6.9% 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: Cedar Crest El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 321 students, 100% FRL); John Lewis Social Justice Academy At O W Holmes (math 22% / reading 22%, grade F, #1,360 of 1,662 statewide, top 83%, 581 students, 100% FRL); Franklin D Roosevelt H S of Innovation (math 12% / reading 22%, grade F, #1,491 of 1,632 statewide, top 92%, 748 students, 96% FRL) — zoned schools average 99% FRL vs 83% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $155,000

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.03% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $135,632
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Avenue H	0.10mi	2/1.0	837 (+7%)	4mo	$144,900	$173	80
1622 Avenue B	0.46mi	2/1.0	825 (+5%)	11mo	$120,000	$145	61
814 Lambert St	0.48mi	2/1.0	728 (-7%)	9mo	$140,000	$192	58
818 Lambert St	0.49mi	2/1.0	732 (-7%)	11mo	$109,900	$150	57
827 Bonnie View Rd	0.52mi	3/2.0 (+1)	860 (+10%)	14mo	$184,000	$214	39
1515 Morrell Ave	0.67mi	2/1.0	840 (+7%)	22mo	$79,900	$95	38
1003 Bonnie View Rd	0.58mi	2/1.0	884 (+13%)	18mo	$204,500	$231	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.95×
• Total profit: $84,615
• Equity at exit: $139,636

10-year hold

• IRR: 21.0%
• Equity multiple: 6.47×
• Total profit: $237,200
• Equity at exit: $301,131

Cash invested: $43,400 (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 75203

• Home prices YoY: 31.8%
• Rents YoY: -2.7%
• Active inventory: 147
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$813
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $75

Break-even live

Break-even rent $1,506

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $119	+0% $75	+5% $31	+10% $-12
Rent	-10% $-51	-5% $12	+0% $75	+5% $139	+10% $202
Rate	-1.0pp $153	-0.5pp $115	base $75	+0.5pp $35	+1.0pp $-6

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2218 Rockefeller Blvd Dallas, TX	3.0	1.0	1028	$1,750	$1.70	0d	1	0.18mi
2206 Rockefeller Blvd Dallas, TX	2.0	1.0	680	$1,450	$2.13	45d	1	0.20mi
801 Avenue I Unit 1-107 Dallas, TX	1.0	1.0	872	$1,749	$2.01	25d	1	0.22mi
260 S Corinth Street Rd Unit 238 Dallas, TX	1.0	1.0	600	$900	$1.50	45d	1	0.46mi
6 S Corinth Street Rd Dallas, TX	1.0	1.0	800	$1,050	$1.31	25d	1	0.51mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	0d	39	0.62mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,650	$1.47	0d	1	0.63mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	45d	1	0.63mi
2250 Areba St Unit A Dallas, TX	2.0	1.0	779	$1,850	$2.37	45d	1	0.64mi
607 Woodbine Ave Dallas, TX	2.0	1.0	782	$1,350	$1.73	9d	1	0.66mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	45d	1	0.68mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	45d	1	0.68mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	25d	1	0.68mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	15d	1	0.74mi
2002 Dudley Ave Dallas, TX	2.0	1.0	750	$1,375	$1.83	9d	1	0.85mi
401 N Moore St Dallas, TX	1.0	1.5	972	$1,700	$1.75	9d	1	0.90mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	25d	1	0.94mi
215 Corinth St Dallas, TX	2.0	1.0–2.0	772	$1,518	$1.97	25d	74	1.03mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	25d	1	1.08mi
948 Corinth St Unit 5 Dallas, TX	2.0	2.0	920	$1,850	$2.01	45d	1	1.22mi
948 Corinth St Unit 1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	16d	1	1.22mi
948 Corinth St Unit 15 Dallas, TX	2.0	2.0	920	$1,495	$1.62	16d	1	1.22mi
948 Corinth St Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	16d	1	1.22mi
948 Corinth St Unit 11 Dallas, TX	2.0	2.0	1013	$1,595	$1.57	16d	1	1.22mi
948 Corinth St Unit 10 Dallas, TX	2.0	2.0	920	$1,525	$1.66	16d	1	1.22mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	46d	1	1.26mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	5d	2	1.29mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	45d	1	1.29mi
405 S Ewing Ave Unit 308 Dallas, TX	1.0	1.0	660	$1,319	$2.00	45d	1	1.29mi
405 S Ewing Ave Unit 416 Dallas, TX	1.0	1.0	760	$1,930	$2.54	45d	1	1.29mi
511 N Ewing Ave Dallas, TX	1.0	1.0	777	$1,845	$2.37	4d	9	1.37mi
405 N Ewing Ave Dallas, TX	3.0	1.0–2.0	941	$2,392	$2.54	3d	48	1.38mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,235	$1.55	0d	6	1.39mi
523 N Ewing Ave Dallas, TX	1.0	1.0	628	$1,250	$1.99	6d	1	1.42mi
900 E Colorado Blvd Dallas, TX	3.0	1.0–2.0	914	$2,262	$2.47	0d	32	1.43mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	25d	1	1.43mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	45d	1	1.44mi
1919 S Akard St Dallas, TX	1.0–2.0	1.0–2.0	965	$2,054	$2.13	0d	8	1.44mi
506 N Lancaster Ave Unit 506A Dallas, TX	1.0	1.0	798	$1,400	$1.75	4d	1	1.45mi
1409 Botham Jean Blvd Dallas, TX	1.0–2.0	1.0–2.0	1766	$2,761	$1.56	0d	20	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $155,000 Active 11 DOM
2. 2026-06-18
   days on market $155,000 Active 8 DOM
3. 2026-06-17
   days on market $155,000 Active 7 DOM
4. 2026-06-16
   days on market $155,000 Active 6 DOM
5. 2026-06-15
   pricedays on market $155,000 Active 5 DOM
6. 2026-06-13
   remarks 537-char remark
7. 2026-06-13
   listed $150,000 Active 3 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: $3,746 · $312/mo
• Projected year-2 tax: $3,746 · $312/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,213
• − Mortgage interest: −$8,682
• − Property taxes: −$3,746
• − Insurance: −$775
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,509
• Taxable loss: −$1,574
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,281/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): 15,775
• Household income: $46,989
• Rent vs Own: 62.1% rent · 37.9% own
• Severe rent burden: 948.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 59% Black 31% Two or more races 17% White 7% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Swiss 1%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 51% French/Haitian/Cajun 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: ▲ 86.64%
• Current HPI: 358.9507
• Rent YoY: ▼ -2.72%
• 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

+3.3% since first listed

2 events — show timeline

• 2026-06-14 Price Changed $155,000 NTREIS
• 2026-06-10 Listed $150,000 NTREIS

Property tax history

+10.8%/yr

Latest (2025): $3,746 · -0.4% YoY. Source: county tax records.