3610 Bertrand Ave · Dallas, TX 75210

$185,000

3 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 150 Days on market

Built 1942 6,490 sqft lot $132/sqft · 25% below area Est $248k · 25% 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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.5/10.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• 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

Very well-maintained Property located in the heart of Dallas, just minutes from downtown and major attractions. with major systems already addressed, including a new roof approximately replaced 3 years ago, new windows, and real hardwood floors installed in February 2024. Enjoy a huge backyard perfect for family and friends' gatherings and barbecues. Seller will not consider, Blind offers or sight-unseen offers

Key facts

• Huge backyard
• New roof
• Hardwood floors

Tags

• NEW ROOF
• NEW WINDOWS
• HARDWOOD FLOORS
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 80 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.01% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $248,155
• List price: $185,000
• Delta: -25.45%
• 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
2923 Carpenter Ave	0.55mi	3/2.0	1,410 (+0%)	5mo	$220,000	$156	66
3915 Coolidge St	0.51mi	4/2.0 (+1)	1,416 (+1%)	2mo	$230,000	$162	65
3610 Frank	0.45mi	3/2.0	1,320 (-6%)	1mo	$234,900	$178	64
3618 Reese Dr	0.44mi	4/2.0 (+1)	1,367 (-3%)	3mo	$235,000	$172	64
3910 Hancock St	0.36mi	3/2.0	1,300 (-8%)	4mo	$275,000	$212	63
3242 Pine St	0.32mi	3/2.0	1,600 (+14%)	1mo	$225,000	$141	57
4307 Jamaica St	0.71mi	3/2.0	1,471 (+5%)	2mo	$319,000	$217	54
3622 Cauthorn Dr	0.38mi	3/2.0	1,200 (-15%)	1mo	$210,000	$175	53
2642 Sutton St	0.41mi	3/2.5	1,604 (+14%)	1mo	$249,900	$156	50
2638 Sutton St	0.41mi	3/2.5	1,604 (+14%)	1mo	$249,900	$156	50
2634 Sutton St	0.42mi	3/2.5	1,604 (+14%)	5mo	$249,900	$156	47
3719 Meadow St	0.70mi	3/2.0	1,222 (-13%)	2mo	$225,000	$184	39

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

Projected returns pro-forma

1.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.24×
• Total profit: $12,437
• Equity at exit: $63,798

10-year hold

• IRR: 9.0%
• Equity multiple: 2.11×
• Total profit: $57,299
• Equity at exit: $85,281

Cash invested: $51,800 (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 75210

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$970
• Tax from tax record: −$303 /mo · $3,642/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $130

Break-even live

Break-even rent $1,710

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.03mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.18mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.18mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.20mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	43d	1	0.20mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.21mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.27mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.30mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.30mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.31mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.35mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	0.36mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	0.36mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	16d	1	0.42mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	14d	1	0.48mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.48mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	43d	1	0.53mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	0.53mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	43d	1	0.57mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	0.57mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	0.69mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	0.74mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	43d	1	0.77mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.77mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	43d	1	0.78mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	0.78mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,350	$1.38	43d	1	0.82mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	0.82mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.83mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.84mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	0.88mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.91mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.91mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.91mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.91mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	43d	1	0.91mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.93mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.94mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	0.95mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	0.96mi

Listing history 34 events

1. 2026-06-18
   remarks 595-char remark
2. 2026-06-18
   price $185,000 Active 150 DOM
3. 2026-06-18
   days on market $190,000 Active 150 DOM
4. 2026-06-17
   days on market $190,000 Active 149 DOM
5. 2026-06-16
   days on market $190,000 Active 148 DOM
6. 2026-06-15
   days on market $190,000 Active 147 DOM
7. 2026-06-13
   days on market $190,000 Active 145 DOM
8. 2026-06-09
   days on market $190,000 Active 141 DOM
9. 2026-06-08
   days on market $190,000 Active 140 DOM
10. 2026-06-07
    days on market $190,000 Active 139 DOM
11. 2026-06-04
    days on market $190,000 Active 136 DOM
12. 2026-06-03
    days on market $190,000 Active 135 DOM
13. 2026-06-02
    days on market $190,000 Active 134 DOM
14. 2026-06-02
    days on market $190,000 Active 133 DOM
15. 2026-05-31
    days on market $190,000 Active 132 DOM
16. 2026-04-28
    price $190,000 414-char remark

    Show marketing remark (414 chars)

    Very well-maintained Property located in the heart of Dallas, just minutes from downtown and major attractions. with major systems already addressed, including a new roof approximately replaced 3 years ago, new windows, and real hardwood floors installed in February 2024. Enjoy a huge backyard perfect for family and friends' gatherings and barbecues. Seller will not consider, Blind offers or sight-unseen offers

17. 2026-04-09
    price $200,000 414-char remark

    Show marketing remark (414 chars)

    Very well-maintained Property located in the heart of Dallas, just minutes from downtown and major attractions. with major systems already addressed, including a new roof approximately replaced 3 years ago, new windows, and real hardwood floors installed in February 2024. Enjoy a huge backyard perfect for family and friends' gatherings and barbecues. Seller will not consider, Blind offers or sight-unseen offers

18. 2026-03-16
    price $210,000 414-char remark

    Show marketing remark (414 chars)

    Very well-maintained Property located in the heart of Dallas, just minutes from downtown and major attractions. with major systems already addressed, including a new roof approximately replaced 3 years ago, new windows, and real hardwood floors installed in February 2024. Enjoy a huge backyard perfect for family and friends' gatherings and barbecues. Seller will not consider, Blind offers or sight-unseen offers

19. 2026-01-19
    listed $215,000 Active 414-char remark

    Show marketing remark (414 chars)

    Very well-maintained Property located in the heart of Dallas, just minutes from downtown and major attractions. with major systems already addressed, including a new roof approximately replaced 3 years ago, new windows, and real hardwood floors installed in February 2024. Enjoy a huge backyard perfect for family and friends' gatherings and barbecues. Seller will not consider, Blind offers or sight-unseen offers

20. 2011-09-07
    soldstatus
21. 2011-07-31
    historical
22. 2011-04-30
    listed $30,000 Active
23. 2008-08-15
    soldstatus
24. 2006-12-13
    soldstatus
25. 2006-12-08
    soldstatus
26. 2006-11-20
    historical
27. 2006-11-13
    listed $34,900
28. 2006-01-27
    soldstatus
29. 2005-08-30
    soldstatus
30. 2005-07-19
    historical
31. 2005-06-08
    listed $13,500
32. 2000-01-12
    soldstatus
33. 2000-01-12
    soldstatus
34. 2000-01-12
    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: $3,642 · $303/mo
• Projected year-2 tax: $3,642 · $303/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 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,497
• − Mortgage interest: −$10,363
• − Property taxes: −$3,642
• − Insurance: −$925
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$1,414
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $1,903/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): 7,458

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 39% Two or more races 12% White 3% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 32% Vietnamese 2%

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: ▲ 1.07%
• Current HPI: 177.2281
• 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

+1307.4% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $190,000 NTREIS
• 2026-04-09 Price Changed $200,000 NTREIS
• 2026-03-16 Price Changed $210,000 NTREIS
• 2026-01-19 Listed $215,000 NTREIS
• 2011-09-07 Sold (Public Records) — Public Records
• 2011-07-31 Listing Removed — NTREIS
• 2011-04-30 Listed $30,000 NTREIS
• 2008-08-15 Sold (Public Records) — Public Records
• 2006-12-13 Sold (Public Records) — Public Records
• 2006-12-08 Sold (MLS) — NTREIS
• 2006-11-20 Listing Removed — NTREIS
• 2006-11-13 Listed $34,900 NTREIS
• 2006-01-27 Sold (Public Records) — Public Records
• 2005-08-30 Sold (MLS) — NTREIS
• 2005-07-19 Listing Removed — NTREIS
• 2005-06-08 Listed $13,500 NTREIS
• 2000-01-12 Sold (Public Records) — Public Records
• 2000-01-12 Sold (Public Records) — Public Records
• 2000-01-12 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,642 · -0.4% YoY. Source: county tax records.