2210 Eugene St · Dallas, TX 75215

$230,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 38 Days on market

Built 1923 8,015 sqft lot $144/sqft · 20% below area Est $288k · 20% 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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +5.4/10.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 2240 Eugene St in Dallas, TX 75215 — a well-located single-family home offering convenience, accessibility, and strong investment potential. Situated just minutes from Downtown Dallas, Fair Park, and major highways including I-45 and US-175, this property provides easy access to shopping, dining, employment centers, and public transportation. Great investment property with strong income potential in the heart of Dallas! This unique 4-bedroom home offers approximately 1,596 sq ft of living space on a spacious 8,012 sq ft lot. Originally built in 1923, the property features recent updates while maintaining its character and charm. The owner added a second story with two addit

Key facts

• Recent updates
• Investment property
• Spacious lot

Tags

• INVESTMENT PROPERTY
• STRONG INCOME POTENTIAL
• SPACIOUS LOT
• RECENT UPDATES
• FLEXIBLE LIVING SPACE
• SEPARATE LIVING QUARTERS

Property features AI

Finance

• Financial info: Acceptable financing: Cash or Conventional; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: 3 covered parking spaces; 3-car garage; Additional concrete parking
• Utilities: City water; City sewer; Cable available
• Home design: Single family residence; One and one-half story; Detached (not attached to another property)
• Construction: Built in 1923
• Exterior features: Lot under 0.5 acre (approximately 0.184 acre); Located in the Reaves Place Rev subdivision; Use GPS for directions

Interior

• Kitchen: Built-in refrigerator; Disposal; Electric cooktop
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Three total rooms (living/dining/other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (1.7% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• 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: Clinton P Russell El (math 25% / reading 23%, grade F, #3,221 of 4,322 statewide, top 75%, 558 students, 93% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); Lincoln Humanities/Communications Magnet High Sch (math 8% / reading 20%, grade F, #1,529 of 1,632 statewide, top 94%, 700 students, 92% FRL).
• Zoned-school proficiency averages 19% 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 (+7.2%/yr); 247 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); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 7.2% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (median comp): $288,202
• List price: $230,000
• Delta: -20.19%
• 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
1629 Pine St	0.25mi	3/3.0	1,628 (+2%)	4mo	$245,000	$150	78
2622 Marburg St	0.49mi	4/2.0 (+1)	1,600 (+0%)	1mo	$256,500	$160	71
3516 Booker St	0.54mi	4/2.0 (+1)	1,606 (+1%)	1mo	$268,500	$167	68
1609 Pine St	0.30mi	3/2.0	1,445 (-10%)	3mo	$229,000	$158	68
3900 Colonial Ave	0.17mi	4/2.0 (+1)	1,792 (+12%)	2mo	$126,000	$70	65
2312 Jordan St	0.27mi	3/2.0	1,386 (-13%)	1mo	$188,500	$136	64
4422 Crozier St	0.35mi	4/2.0 (+1)	1,414 (-11%)	2mo	$160,000	$113	58
1817 Cooper St	0.39mi	3/2.5	1,405 (-12%)	4mo	$220,000	$157	56
3300 Holmes St	0.65mi	3/2.5	1,473 (-8%)	4mo	$215,000	$146	52
2807 Tanner St	0.75mi	3/2.0	1,782 (+12%)	1mo	$264,000	$148	45
1570 Panama Pl	0.63mi	3/2.5	1,376 (-14%)	4mo	$205,000	$149	42
2618 Birmingham Ave	0.73mi	3/2.5	1,800 (+13%)	1mo	$314,900	$175	42

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: 5.9%
• Equity multiple: 1.31×
• Total profit: $19,698
• Equity at exit: $76,005

10-year hold

• IRR: 13.1%
• Equity multiple: 2.74×
• Total profit: $112,193
• Equity at exit: $99,089

Cash invested: $64,400 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 247
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $122

Break-even live

Break-even rent $2,106

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $252	-5% $187	+0% $122	+5% $57	+10% $-9
Rent	-10% $-57	-5% $32	+0% $122	+5% $211	+10% $300
Rate	-1.0pp $238	-0.5pp $180	base $122	+0.5pp $62	+1.0pp $1

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	26d	1	0.16mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	6d	1	0.26mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	45d	1	0.43mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	4d	1	0.44mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	9d	1	0.48mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	45d	1	0.48mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.49mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	3d	1	0.50mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	3d	1	0.53mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	9d	1	0.56mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	0.64mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	26d	1	0.69mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	0.74mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	45d	1	0.80mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	0.81mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	9d	1	0.84mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	45d	1	0.84mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.90mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	45d	1	0.96mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	0.98mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	13d	4	1.01mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	1.02mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	26d	1	1.02mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	26d	1	1.03mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	26d	1	1.04mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	26d	1	1.06mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	1.06mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	45d	1	1.08mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	9d	1	1.17mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	45d	1	1.19mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	26d	1	1.19mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	1.19mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	16d	1	1.19mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	45d	1	1.19mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	1.21mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	16d	1	1.23mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	45d	1	1.27mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.29mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	26d	1	1.29mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	26d	1	1.29mi

Listing history 17 events

1. 2026-06-21
   days on market $230,000 Active 38 DOM
2. 2026-06-18
   days on market $230,000 Active 35 DOM
3. 2026-06-17
   days on market $230,000 Active 34 DOM
4. 2026-06-16
   days on market $230,000 Active 33 DOM
5. 2026-06-15
   days on market $230,000 Active 32 DOM
6. 2026-06-13
   days on market $230,000 Active 30 DOM
7. 2026-06-09
   days on market $230,000 Active 26 DOM
8. 2026-06-08
   days on market $230,000 Active 25 DOM
9. 2026-06-07
   days on market $230,000 Active 24 DOM
10. 2026-06-04
    days on market $230,000 Active 21 DOM
11. 2026-06-03
    days on market $230,000 Active 20 DOM
12. 2026-06-02
    days on market $230,000 Active 19 DOM
13. 2026-06-01
    days on market $230,000 Active 18 DOM
14. 2026-05-31
    days on market $230,000 Active 17 DOM
15. 2026-05-14
    listed $230,000 Active 1104-char remark
16. 2008-06-13
    soldstatus
17. 2005-04-29
    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: $4,341 · $362/mo
• Projected year-2 tax: $4,341 · $362/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 · 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: $27,120
• − Mortgage interest: −$12,884
• − Property taxes: −$4,341
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$6,691
• Taxable loss: −$2,284
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $2,009/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): 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

3 events — show timeline

• 2026-05-14 Listed $230,000 NTREIS
• 2008-06-13 Sold (Public Records) — Public Records
• 2005-04-29 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $4,341 · +7.3% YoY. Source: county tax records.