2011 Ramsey Ave · Dallas, TX 75216

$170,000

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 41 Days on market

Built 1931 0.40 ac lot $174/sqft · 26% below area Est $231k · 26% under ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +6.2/10.0
• DSCR +4.4/10.0
• 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 MLS

HUGE GATED LOT .38+ ACRES. HOME FEATURES WOOD LAMINATE FLOORING IN ALL ROOMS EXCEPT 2 BEDROOMS WHICH ARE CARPETED. EAT IN KITCHEN W-PANTRY. NICE WALK-IN SHOWER, BLINDS. CITY ADDED A RAMP FOR EASY ACCESS. 3RD BDRM CURRENTLY USED AS OFFICE. COVERED PORCH ADDED ON SIDE OF HOME, 2 STORAGE UNITS ON PROPERTY. HOME SOLD AS-IS, WHERE IS ONLY! NO SURVEY AVAILABLE UPDATES: FURNACE 2025, GAS HOT WATER HEATER 2025, BREAKER BOX 2024, NEW TOILET 2025, CITY OF DALLAS REPLACED ROOF & ELECTRICAL WIRING 2017 AND SEWER LINE FROM KITCHEN TO STREET 2018.

Key facts

• Gated lot
• Covered porch
• Eat in kitchen

Tags

• GATED LOT
• WOOD LAMINATE FLOORING
• EAT IN KITCHEN
• WALK IN SHOWER
• COVERED PORCH
• STORAGE UNITS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,898/mo this rent would consume 55% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 3.5% of price; built in 1931 — 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1931 — 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: 1.12% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 7.5

CMA / ARV

• ARV (median comp): $230,750
• List price: $170,000
• Delta: -26.33%
• 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
1822 S Marsalis Ave	0.41mi	2/1.0 (-1)	960 (-2%)	3mo	$99,000	$103	71
2519 Michigan Ave	0.48mi	3/2.0	978 (+0%)	12mo	$169,990	$174	63
1427 Arborvitae Ave	0.46mi	2/1.0 (-1)	988 (+1%)	12mo	$231,000	$234	62
139 W Grover C Washington Ave	0.45mi	2/1.0 (-1)	1,028 (+5%)	7mo	$150,000	$146	59
322 Beckleywood Blvd	0.42mi	2/2.0 (-1)	1,040 (+7%)	4mo	$300,000	$288	57
2420 Seevers Ave	0.36mi	3/2.0	1,118 (+14%)	1mo	$240,000	$215	54
611 E Woodin Blvd	0.32mi	2/1.0 (-1)	1,072 (+10%)	15mo	$232,500	$217	51
2634 Seevers Ave	0.55mi	3/2.0	1,000 (+2%)	19mo	$225,000	$225	50
206 Beckleywood Blvd	0.31mi	2/1.0 (-1)	1,111 (+14%)	12mo	$195,000	$176	48
2601 Ramsey Ave	0.47mi	2/1.0 (-1)	864 (-12%)	9mo	$115,000	$133	46
133 W Hobson Ave	0.61mi	2/1.0 (-1)	834 (-14%)	3mo	$184,000	$221	40
2423 Maryland Ave	0.55mi	2/2.0 (-1)	1,102 (+13%)	16mo	$249,000	$226	30

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-22,725
• Equity at exit: $25,348

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-6,245
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$891
• Tax from tax record: −$501 /mo · $6,008/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $36

Break-even live

Break-even rent $1,852

Max offer price $170,000

Occupancy floor 93%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	0.22mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	43d	1	0.53mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,701	$1.81	7d	1	0.58mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	24d	1	0.58mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	43d	1	0.59mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	24d	1	0.65mi
2454 S Zang Blvd Dallas, TX	1.0–2.0	1.0	750	$1,400	$1.87	3d	14	0.66mi
2311 Anzio Dr Dallas, TX	2.0	1.0	814	$1,350	$1.66	3d	22	0.67mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	1.06mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	3d	2	1.21mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	24d	1	1.32mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	43d	1	1.38mi
517 S Vernon Ave Dallas, TX	2.0	1.0	896	$1,750	$1.95	43d	1	1.44mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	43d	1	1.45mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	43d	1	1.48mi

Listing history 11 events

1. 2026-05-13
   historical Active Option Contract 544-char remark

   Show marketing remark (544 chars)

   HUGE GATED LOT .38+ ACRES. HOME FEATURES WOOD LAMINATE FLOORING IN ALL ROOMS EXCEPT 2 BEDROOMS WHICH ARE CARPETED. EAT IN KITCHEN W-PANTRY. NICE WALK-IN SHOWER, BLINDS. CITY ADDED A RAMP FOR EASY ACCESS. 3RD BDRM CURRENTLY USED AS OFFICE. COVERED PORCH ADDED ON SIDE OF HOME, 2 STORAGE UNITS ON PROPERTY. HOME SOLD AS-IS, WHERE IS ONLY! NO SURVEY AVAILABLE UPDATES: FURNACE 2025, GAS HOT WATER HEATER 2025, BREAKER BOX 2024, NEW TOILET 2025, CITY OF DALLAS REPLACED ROOF & ELECTRICAL WIRING 2017 AND SEWER LINE FROM KITCHEN TO STREET 2018.

2. 2026-04-13
   listed $170,000 Active 544-char remark

   Show marketing remark (544 chars)

   HUGE GATED LOT .38+ ACRES. HOME FEATURES WOOD LAMINATE FLOORING IN ALL ROOMS EXCEPT 2 BEDROOMS WHICH ARE CARPETED. EAT IN KITCHEN W-PANTRY. NICE WALK-IN SHOWER, BLINDS. CITY ADDED A RAMP FOR EASY ACCESS. 3RD BDRM CURRENTLY USED AS OFFICE. COVERED PORCH ADDED ON SIDE OF HOME, 2 STORAGE UNITS ON PROPERTY. HOME SOLD AS-IS, WHERE IS ONLY! NO SURVEY AVAILABLE UPDATES: FURNACE 2025, GAS HOT WATER HEATER 2025, BREAKER BOX 2024, NEW TOILET 2025, CITY OF DALLAS REPLACED ROOF & ELECTRICAL WIRING 2017 AND SEWER LINE FROM KITCHEN TO STREET 2018.

3. 2026-03-31
   historical
4. 2026-02-11
   price $187,000
5. 2025-12-05
   status Active
6. 2025-11-06
   status Pending
7. 2025-10-23
   listed $189,000 Active
8. 2003-09-22
   soldstatus
9. 2003-09-22
   soldstatus
10. 1999-09-20
    soldstatus
11. 1999-09-20
    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: $6,008 · $501/mo
• Projected year-2 tax: $6,008 · $501/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,771
• − Mortgage interest: −$9,523
• − Property taxes: −$6,008
• − Insurance: −$850
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$4,945
• Taxable loss: −$2,199
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $961/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

-10.1% since first listed

11 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-04-13 Listed $170,000 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2026-02-11 Price Changed $187,000 NTREIS
• 2025-12-05 Relisted — NTREIS
• 2025-11-06 Pending — NTREIS
• 2025-10-23 Listed $189,000 NTREIS
• 2003-09-22 Sold (Public Records) — Public Records
• 2003-09-22 Sold (Public Records) — Public Records
• 1999-09-20 Sold (Public Records) — Public Records
• 1999-09-20 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $6,008 · +12.4% YoY. Source: county tax records.