2457 Glenfield Ave · Dallas, TX 75233

$200,000

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 111 Days on market

Built 1925 8,059 sqft lot $151/sqft · 22% below area Est $257k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The single-story, charming Dallas home is the perfect opportunity to make your own home at an affordable $200,000 price point. Tucked into an established neighborhood with easy access to major highways, shopping, and dining, it offers the feel of the convenience of an in-town location. Corner lot with a separate detached outbuilding. The home offers comfortably sized bedrooms. When you add updated carpet or refinish the original hardwoods, this home could have significant equity. Kitchen is open to the dining and living rooms. Very nice character inside and nice front porch. Fully fenced with a large backyard—ideal for pets, play, or future outdoor projects. This flip is an excellent opportunity for first-time buyers, downsizers, or investors seeking a turnkey property in the Dallas market.

Key facts

• Fully fenced
• Large backyard
• Detached outbuilding

Tags

• CORNER LOT
• DETACHED OUTBUILDING
• OPEN KITCHEN
• FULLY FENCED
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $51 ($612/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools C-, 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.
• Market conditions: 47 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.2% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,782
• List price: $200,000
• Delta: -22.11%
• 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
2541 W Illinois Ave	0.26mi	3/1.5	1,260 (-5%)	7mo	$270,000	$214	72
2553 Clearview Cir	0.14mi	4/2.0 (+1)	1,388 (+5%)	8mo	$332,900	$240	69
2558 W Illinois Ave	0.22mi	2/1.0 (-1)	1,312 (-1%)	18mo	$449,000	$342	68
2212 Barlow Ave	0.28mi	4/2.0 (+1)	1,213 (-8%)	1mo	$274,950	$227	64
2406 Franklin St	0.33mi	2/1.0 (-1)	1,302 (-1%)	21mo	$249,000	$191	60
2825 S Montreal Ave	0.44mi	3/2.0	1,387 (+5%)	11mo	$319,000	$230	58
1655 Mcadams Ave	0.64mi	3/2.0	1,296 (-2%)	16mo	$240,000	$185	50
2551 W Illinois Ave	0.27mi	3/2.0	1,136 (-14%)	13mo	$259,900	$229	49
1724 Savoy St	0.59mi	3/2.0	1,397 (+6%)	15mo	$289,500	$207	46
2126 Elmwood Blvd	0.63mi	2/1.5 (-1)	1,251 (-5%)	13mo	$345,000	$276	44
2914 S Montreal Ave	0.54mi	3/2.0	1,154 (-13%)	14mo	$299,000	$259	38
1703 W Illinois Ave	0.67mi	3/2.0	1,156 (-12%)	10mo	$214,500	$186	36

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.72×
• Total profit: $40,085
• Equity at exit: $103,357

10-year hold

• IRR: 13.2%
• Equity multiple: 3.21×
• Total profit: $123,524
• Equity at exit: $170,627

Cash invested: $56,000 (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 75233

• Home prices YoY: 1.1%
• Active inventory: 47
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$398 /mo · $4,782/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $51

Break-even live

Break-even rent $1,938

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $108	+0% $51	+5% $-6	+10% $-62
Rent	-10% $-107	-5% $-28	+0% $51	+5% $130	+10% $209
Rate	-1.0pp $152	-0.5pp $102	base $51	+0.5pp $-1	+1.0pp $-54

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	8d	1	0.23mi
2515 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	862	$1,350	$1.57	0d	1	0.23mi
2514 Perryton Dr Dallas, TX	1.0–2.0	1.0–2.0	861	$1,390	$1.61	2d	8	0.35mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,800	$1.66	44d	1	0.44mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,650	$1.52	8d	1	0.45mi
1819 Barlow Ave Dallas, TX	4.0	2.0	1408	$2,195	$1.56	25d	1	0.50mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	7d	1	0.53mi
1918 Melbourne Ave Dallas, TX	3.0	2.0	1076	$2,200	$2.04	44d	1	0.58mi
2102 Elmwood Blvd Dallas, TX	3.0	2.0	1588	$2,000	$1.26	25d	1	0.67mi
1607 McAdams Ave Dallas, TX	3.0	1.0	984	$1,695	$1.72	8d	1	0.74mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	44d	1	0.76mi
1415 Mountain Lake Rd Dallas, TX	3.0	2.0	1190	$2,200	$1.85	44d	1	0.86mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	44d	1	0.97mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	44d	1	0.99mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	44d	1	1.03mi
1514 Elmwood Blvd Unit 1018233P Dallas, TX	2.0	2.0	1140	$3,007	$2.64	7d	1	1.07mi
1631 Homewood Pl Dallas, TX	2.0	2.0	1552	$3,000	$1.93	44d	1	1.09mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	21d	1	1.09mi
2925 Spruce Valley Ln Unit 302 Dallas, TX	2.0	2.0	1266	$2,300	$1.82	21d	1	1.09mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	44d	1	1.10mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	25d	1	1.13mi
1215 S Oak Cliff Blvd Dallas, TX	3.0	2.0	1260	$2,050	$1.63	44d	1	1.14mi
1124 Brunner Ave Unit 1018235P Dallas, TX	2.0	2.0	1140	$2,972	$2.61	3d	1	1.24mi
1227 S Montclair Ave Dallas, TX	2.0	1.0	1017	$1,700	$1.67	25d	1	1.29mi
3240 Springwood Ln Dallas, TX	3.0	2.0	1840	$2,099	$1.14	17d	1	1.30mi
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	5d	1	1.37mi
3217 Cedarcroft Ln Dallas, TX	3.0	3.0	1558	$2,200	$1.41	44d	1	1.39mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,300	$1.51	44d	1	1.44mi
927 S Rosemont Ave Unit 927 Dallas, TX	2.0	1.5	1220	$1,599	$1.31	17d	1	1.47mi
1311 Nolte Dr Dallas, TX	3.0	2.0	1318	$1,950	$1.48	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $200,000 Active 111 DOM
2. 2026-06-17
   days on market $200,000 Active 110 DOM
3. 2026-06-16
   days on market $200,000 Active 109 DOM
4. 2026-06-15
   days on market $200,000 Active 108 DOM
5. 2026-06-13
   days on market $200,000 Active 106 DOM
6. 2026-06-09
   days on market $200,000 Active 102 DOM
7. 2026-06-08
   days on market $200,000 Active 101 DOM
8. 2026-06-07
   days on market $200,000 Active 100 DOM
9. 2026-06-04
   days on market $200,000 Active 97 DOM
10. 2026-06-03
    days on market $200,000 Active 96 DOM
11. 2026-06-02
    days on market $200,000 Active 95 DOM
12. 2026-06-02
    days on market $200,000 Active 94 DOM
13. 2026-05-31
    days on market $200,000 Active 93 DOM
14. 2026-02-27
    listed $200,000 Active 807-char remark

    Show marketing remark (807 chars)

    The single-story, charming Dallas home is the perfect opportunity to make your own home at an affordable $200,000 price point. Tucked into an established neighborhood with easy access to major highways, shopping, and dining, it offers the feel of the convenience of an in-town location. Corner lot with a separate detached outbuilding. The home offers comfortably sized bedrooms. When you add updated carpet or refinish the original hardwoods, this home could have significant equity. Kitchen is open to the dining and living rooms. Very nice character inside and nice front porch. Fully fenced with a large backyard—ideal for pets, play, or future outdoor projects. This flip is an excellent opportunity for first-time buyers, downsizers, or investors seeking a turnkey property in the Dallas market.

15. 1995-09-26
    soldstatus

ⓘ 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: $4,782 · $398/mo
• Projected year-2 tax: $4,782 · $398/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: $24,025
• − Mortgage interest: −$11,203
• − Property taxes: −$4,782
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$5,818
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,241/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
• City population: 1,168,437
• Population (ZIP): 15,775

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 Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% White 10% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 23% · Canada
• Languages at home: 47% English-only · Spanish 52% Vietnamese 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: ▲ 4.17%
• Current HPI: 370.9766
• Rent YoY: —
• Metro: —
• 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

• 2026-02-27 Listed $200,000 NTREIS
• 1995-09-26 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,782 · +3.6% YoY. Source: county tax records.