2319 Kathleen Ave · Dallas, TX 75216

$125,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 55 Days on market

Built 1948 5,924 sqft lot $138/sqft · 33% below area Est $186k · 33% under ↓ 14% since listing

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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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom cottage in the established Easterview neighborhood, offering classic 1948 character and a home that is in pretty good shape overall. This cozy property features inviting archways, hardwood flooring, a functional kitchen with a built-in gas range, a dedicated laundry room, and a versatile room above the garage—ideal for storage, hobby space, or potential third bedroom. The large, level backyard provides plenty of room to enjoy outdoor living, complemented by mature trees and a covered front porch. The home includes a 1-car attached garage and additional on-street or open parking. Interior highlights include decorative lighting, built-ins, ceiling fans, and available

Key facts

• Hardwood flooring
• Functional kitchen
• Versatile room

Tags

• INVITING ARCHWAYS
• HARDWOOD FLOORING
• FUNCTIONAL KITCHEN
• BUILT-IN GAS RANGE
• DEDICATED LAUNDRY ROOM
• VERSATILE ROOM

Property features AI

Finance

• Other: Property classified as single family residence; Accessory unit not present; Not in a municipal utility district
• HOA & community: No association

Exterior

• Parking: One covered space (attached garage); Garage: attached, 1-car (approx. 10' wide x 15' long x 10' high); On-street parking and open/outside parking available
• Security: Burglar alarm/security features
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Phone available; Sewer available; Curbs and sidewalk
• Home design: Single family residence; Residential property; Two-story; Not attached to another property
• Construction: Built in 1948 (preowned); Siding and wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Landscaped yard; Large backyard with grass; Few trees; Interior lot; Subdivision setting; Chain link and wood fencing

Interior

• Kitchen: Galley kitchen with built-in cabinets; Built-in gas range
• Bedrooms: Three bedrooms (primary and two additional; one bedroom on second level)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fans; Electric cooling; Window unit(s); Natural gas heating; Space heater; Wall furnace
• Interior features: Built-in features; Cable TV available; Chandelier; Decorative lighting; High speed internet available; One living area; One dining area; Total room count: 8; Two levels
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: John Neely Bryan El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 379 students, 97% FRL).
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 45% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1948 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

• ARV (median comp): $185,638
• List price: $125,000
• Delta: -32.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 Wilhurt Ave	0.40mi	2/1.0	888 (-2%)	2mo	$130,000	$146	77
2541 Fordham Rd	0.36mi	2/1.0	816 (-10%)	2mo	$185,000	$227	65
2023 Custer Dr	0.42mi	2/1.0	860 (-5%)	8mo	$145,000	$169	65
2348 Village Way	0.42mi	2/1.0	840 (-7%)	6mo	$125,000	$149	63
2546 Jennings Ave	0.36mi	2/1.0	820 (-9%)	8mo	$185,000	$226	61
1713 Hemphill Dr	0.65mi	2/1.0	932 (+3%)	5mo	$165,000	$177	60
2239 Exeter Ave	0.23mi	3/1.0 (+1)	1,028 (+14%)	7mo	$125,000	$122	56
2323 Deer Path Dr	0.50mi	2/1.0	790 (-13%)	1mo	$114,500	$145	55
2303 Custer Dr	0.36mi	2/1.0	784 (-13%)	10mo	$182,000	$232	53
2437 Stovall Dr	0.37mi	2/1.0	768 (-15%)	7mo	$135,000	$176	52
2646 Scotland Dr	0.67mi	2/1.0	768 (-15%)	10mo	$114,000	$148	36
2731 Fordham Rd	0.62mi	3/2.0 (+1)	1,022 (+13%)	6mo	$199,000	$195	35

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,257
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.59×
• Total profit: $20,575
• Equity at exit: $10,808

Cash invested: $35,000 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$656
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $204

Break-even live

Break-even rent $1,288

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	43d	1	0.36mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	5d	1	0.42mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	7d	1	0.46mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	43d	1	0.52mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	43d	1	0.57mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	43d	1	0.73mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	0.80mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	19d	1	0.92mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$950	$1.46	18d	1	0.92mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	3d	1	0.92mi
2625 E Illinois Ave Unit 118 Dallas, TX	1.0	1.0	650	$999	$1.54	19d	1	0.92mi
2625 E Illinois Ave Dallas, TX	1.0–2.0	1.0	700	$1,050	$1.50	12d	18	0.92mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$999	$1.54	24d	1	0.92mi
2625 E Illinois Ave Unit 102 Dallas, TX	2.0	1.0	750	$1,050	$1.40	24d	1	0.93mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	43d	1	0.99mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	43d	3	1.18mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,330	$2.58	43d	7	1.21mi
2821 E Kiest Blvd Dallas, TX	1.0	1.0	700	$990	$1.41	7d	1	1.24mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,100	$1.07	3d	1	1.32mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	24d	1	1.33mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	3d	1	1.40mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,235	$1.55	1d	5	1.45mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	43d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 55 DOM
2. 2026-06-17
   days on market $125,000 Active 54 DOM
3. 2026-06-16
   days on market $125,000 Active 53 DOM
4. 2026-06-15
   price $125,000 Active 52 DOM
5. 2026-06-15
   days on market $130,000 Active 52 DOM
6. 2026-06-13
   days on market $130,000 Active 50 DOM
7. 2026-06-09
   days on market $130,000 Active 46 DOM
8. 2026-06-08
   days on market $130,000 Active 45 DOM
9. 2026-06-07
   days on market $130,000 Active 44 DOM
10. 2026-06-04
    days on market $130,000 Active 41 DOM
11. 2026-06-03
    pricedays on market $130,000 Active 40 DOM
12. 2026-06-02
    days on market $135,000 Active 39 DOM
13. 2026-06-01
    days on market $135,000 Active 38 DOM
14. 2026-05-31
    days on market $135,000 Active 37 DOM
15. 2026-05-10
    price $150,000 1173-char remark
16. 2026-05-03
    price $155,000 1173-char remark
17. 2026-04-24
    listed $165,000 Active 1173-char remark
18. 2026-03-17
    historical
19. 2026-02-25
    price $139,900
20. 2025-12-19
    listed $144,900 Active

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/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: $18,559
• − Mortgage interest: −$7,002
• − Property taxes: −$3,723
• − Insurance: −$625
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$3,636
• Taxable income: $603
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,303/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

-13.7% since first listed

10 events — show timeline

• 2026-06-15 Price Changed $125,000 NTREIS
• 2026-06-03 Price Changed $130,000 NTREIS
• 2026-05-26 Price Changed $135,000 NTREIS
• 2026-05-19 Price Changed $145,000 NTREIS
• 2026-05-10 Price Changed $150,000 NTREIS
• 2026-05-03 Price Changed $155,000 NTREIS
• 2026-04-24 Listed $165,000 NTREIS
• 2026-03-17 Listing Removed — NTREIS
• 2026-02-25 Price Changed $139,900 NTREIS
• 2025-12-19 Listed $144,900 NTREIS

Property tax history

+8.0%/yr

Latest (2025): $3,723 · -0.4% YoY. Source: county tax records.