2157 Aspen Dr · Dallas, TX 75227

$104,000

2 bd · 1.5 ba · 1,110 sqft · Townhouse public records · 20 Days on market

Built 1983 1,612 sqft lot $94/sqft · 7% above area Est $97k · 7% over $145/mo HOA · 10% of rent

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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 +22.7/30.0
• 1% rule +8.7/10.0
• DSCR +7.3/10.0
• ARV discount +4.4/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This s a bright and open 2-story townhome with fresh paint, new flooring, spacious bedrooms, lots of closet space, and a private fence back yard. Both bedrooms are upstairs. Tenant occupied at a rate of $1000 through September 2023.

Key facts

• 2 story townhome
• $145 HOA
• Built 1983

Tags

• 2 STORY TOWNHOME
• PRIVATE FENCE BACK YARD

Property features AI

Finance

• Other: Property subtype: Townhouse; Restrictions: Building
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Second mortgage: none indicated
• HOA & community: Mandatory HOA with monthly fee of $145; HOA covers grounds maintenance; HOA managed by PMI Metroplex Properties

Exterior

• Parking: Parking lot
• Security: No accessibility or smart home security features listed
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Residential townhouse; Attached property; Entry level information not specified; Facing direction not specified
• Construction: Siding construction; Slab foundation; Built in 1983; Preowned
• Exterior features: Wood fencing; Lot smaller than 0.5 acre

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: High speed internet available; One living area; One dining area; Two levels
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $104k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Annie Webb Blanton El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 663 students, 95% FRL); Piedmont Global Academy (math 21% / reading 20%, grade F, #1,407 of 1,662 statewide, top 86%, 784 students, 96% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 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); 42% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,440 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.37% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 6.1

CMA / ARV

• ARV (median comp): $97,334
• List price: $104,000
• Delta: 6.85%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9434 Olde Village Ct	0.09mi	2/1.5	1,110 (0%)	1mo	$126,900	$114	95
2165 Aspen Dr	0.01mi	2/1.5	1,110 (0%)	8mo	$109,900	$99	93
2131 Aspen Dr	0.03mi	2/1.5	1,110 (0%)	8mo	$138,000	$124	92
9510 Olde Towne Row	0.19mi	2/1.5	1,110 (0%)	1mo	$115,000	$104	90
2240 Aspen Dr	0.10mi	2/1.5	1,110 (0%)	12mo	$125,000	$113	85
9499 Olde Village Ct	0.15mi	2/1.5	1,110 (0%)	10mo	$100,000	$90	84
2144 Aspen Dr	0.04mi	2/1.5	1,110 (0%)	17mo	$115,000	$104	84
2193 Aspen St	0.04mi	2/1.5	1,140 (+3%)	20mo	$115,000	$101	77
9438 Olde Towne Row	0.14mi	2/2.5	1,140 (+3%)	15mo	$98,900	$87	73
9483 Olde Towne Row	0.19mi	2/2.5	1,140 (+3%)	16mo	$130,000	$114	70
9435 Olde Towne Row	0.16mi	2/2.5	1,140 (+3%)	19mo	$135,000	$118	68
2261 Aspen Dr	0.13mi	2/2.5	1,140 (+3%)	23mo	$145,000	$127	66

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-9,478
• Equity at exit: $15,507

10-year hold

• IRR: -5.8%
• Equity multiple: 0.69×
• Total profit: $-9,038
• Equity at exit: $8,992

Cash invested: $29,120 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$545
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$43
• HOA: −$145
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $179

Break-even live

Break-even rent $1,194

Max offer price $104,000

Occupancy floor 82%

Sensitivity live

Price	-10% $237	-5% $208	+0% $179	+5% $149	+10% $120
Rent	-10% $66	-5% $123	+0% $179	+5% $235	+10% $291
Rate	-1.0pp $231	-0.5pp $205	base $179	+0.5pp $152	+1.0pp $124

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.04mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	0.04mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	5d	1	0.04mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	0.15mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.17mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.19mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	0.47mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	0.53mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	0.60mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	0.65mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	0.67mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	18d	1	0.83mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	0.85mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	1d	20	0.85mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	0.85mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	0.88mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.89mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	15d	1	0.90mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	0.92mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	0.92mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.94mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.99mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.01mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	26d	1	1.01mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	1.02mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	45d	1	1.04mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	26d	1	1.05mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	26d	1	1.08mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	1.09mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	1.12mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	4d	1	1.13mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	1.16mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	1.18mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	7d	1	1.20mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	15d	1	1.20mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	1.20mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	1.21mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	1.21mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	26d	1	1.21mi
10410 Cymbal Dr Dallas, TX	2.0	1.5	1128	$1,350	$1.20	1d	1	1.29mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 26 events

1. 2026-06-21
   days on market $104,000 Active 20 DOM
2. 2026-06-18
   days on market $104,000 Active 17 DOM
3. 2026-06-17
   days on market $104,000 Active 16 DOM
4. 2026-06-16
   days on market $104,000 Active 15 DOM
5. 2026-06-15
   days on market $104,000 Active 14 DOM
6. 2026-06-13
   days on market $104,000 Active 12 DOM
7. 2026-06-09
   days on market $104,000 Active 8 DOM
8. 2026-06-08
   days on market $104,000 Active 7 DOM
9. 2026-06-07
   days on market $104,000 Active 6 DOM
10. 2026-06-04
    days on market $104,000 Active 3 DOM
11. 2026-06-03
    days on market $104,000 Active 2 DOM
12. 2026-06-02
    statusdays on marketlisting id $104,000 Active 1 DOM
13. 2026-04-13
    price $104,000 190-char remark
14. 2026-02-18
    price $113,275 190-char remark
15. 2026-02-05
    price $115,000 190-char remark
16. 2025-12-29
    listed $120,000 Active 190-char remark
17. 2022-11-25
    soldstatus Closed 232-char remark

    Show marketing remark (232 chars)

    This s a bright and open 2-story townhome with fresh paint, new flooring, spacious bedrooms, lots of closet space, and a private fence back yard. Both bedrooms are upstairs. Tenant occupied at a rate of $1000 through September 2023.

18. 2022-11-23
    soldstatus
19. 2022-11-02
    status Pending 232-char remark

    Show marketing remark (232 chars)

    This s a bright and open 2-story townhome with fresh paint, new flooring, spacious bedrooms, lots of closet space, and a private fence back yard. Both bedrooms are upstairs. Tenant occupied at a rate of $1000 through September 2023.

20. 2022-10-06
    listed $99,000 Active 232-char remark

    Show marketing remark (232 chars)

    This s a bright and open 2-story townhome with fresh paint, new flooring, spacious bedrooms, lots of closet space, and a private fence back yard. Both bedrooms are upstairs. Tenant occupied at a rate of $1000 through September 2023.

21. 2019-09-24
    soldstatus
22. 2011-04-11
    soldstatus Closed
23. 2011-03-23
    status Pending
24. 2011-03-01
    listed $23,050 Active
25. 2011-02-10
    soldstatus $100,000
26. 1998-01-09
    soldstatus $280,896

ⓘ 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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/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 ≥110°F today · 23 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: $17,040
• − Mortgage interest: −$5,826
• − Property taxes: −$2,513
• − Insurance: −$520
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − HOA: −$1,740
• − Depreciation: −$3,025
• Taxable income: $689
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,978/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-63.0% since first listed

16 events — show timeline

• 2026-06-01 Listed $104,000 NTREIS
• 2026-05-23 Listing Removed — NTREIS
• 2026-04-13 Price Changed $104,000 NTREIS
• 2026-02-18 Price Changed $113,275 NTREIS
• 2026-02-05 Price Changed $115,000 NTREIS
• 2025-12-29 Listed $120,000 NTREIS
• 2022-11-25 Sold (MLS) — NTREIS
• 2022-11-23 Sold (Public Records) — Public Records
• 2022-11-02 Pending — NTREIS
• 2022-10-06 Listed $99,000 NTREIS
• 2019-09-24 Sold (Public Records) — Public Records
• 2011-04-11 Sold (MLS) — NTREIS
• 2011-03-23 Pending — NTREIS
• 2011-03-01 Listed $23,050 NTREIS
• 2011-02-10 Sold (Public Records) $100,000 Public Records
• 1998-01-09 Sold (Public Records) $280,896 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,513 · +13.8% YoY. Source: county tax records.