3111 Fernwood Ave · Dallas, TX 75216

$125,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 9 Days on market

Built 1948 6,273 sqft lot Est $171k · 27% under

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Why this score? — see what drove the B 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.7/10.0
• 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

Tenants currently in place for 850 per month. Please do not disturb tenants. Great investment property. House will need some work but this area is becoming hot. Contact agent for showing. Only serious buyers will be approved for a showing.

Key facts

• 6,273 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Other: Subdivision: Batty J E; Directions: Use GPS; County: Dallas, United States
• Financial info: Listing terms: Cash or owner will carry; Loan type indicated as treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Two covered parking spaces; Driveway; 2-car garage
• Utilities: Municipal utility district: No
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1948
• Exterior features: All-weather road access; Alley access; Lot under 0.5 acre (approximately 0.144 acres)

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom (Level 1) about 12 x 12
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One living area; One dining area; Total of 2 rooms
• Laundry & utility: No washer/dryer specified

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$170,748) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.6% 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: 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: Gabe P Allen Charter School (math 22% / reading 17%, grade F, #3,583 of 4,322 statewide, top 86%, 345 students, 99% FRL) — zoned schools average 99% FRL vs 83% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% 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 (+4.2%/yr); 253 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,713/mo this rent would consume 50% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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

• Watch-outs: property tax is 2.9% of price; built in 1948 — 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 $125,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $170,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1446 Oakley Ave	0.20mi	2/1.0	951 (+4%)	11mo	$90,000	$95	75
3512 S Ewing Ave	0.51mi	2/1.0	867 (-6%)	1mo	$125,000	$144	66
2739 S Denley Dr	0.40mi	2/1.0	954 (+4%)	12mo	$205,000	$215	64
3309 Alaska Ave	0.63mi	2/1.0	927 (+1%)	10mo	$139,900	$151	61
2629 Bowling Green Ave	0.75mi	2/1.0	949 (+3%)	4mo	$205,000	$216	56
3318 Idaho Ave	0.44mi	3/2.0 (+1)	862 (-6%)	11mo	$219,000	$254	51
1523 E Elmore Ave	0.69mi	2/1.0	846 (-8%)	5mo	$115,000	$136	51
3603 Maryland Ave	0.66mi	2/1.0	861 (-6%)	12mo	$189,000	$220	49
3018 S Marsalis Ave	0.48mi	3/1.0 (+1)	1,002 (+9%)	10mo	$130,000	$130	49
3318 Maryland Ave	0.49mi	2/1.0	784 (-15%)	13mo	$180,000	$230	42
1543 Garza Ave	0.60mi	3/1.0 (+1)	1,024 (+12%)	9mo	$190,000	$186	40
1526 Grinnell St	0.74mi	2/1.0	1,016 (+11%)	12mo	$119,000	$117	37

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,822
• Equity at exit: $18,638

10-year hold

• IRR: 13.7%
• Equity multiple: 2.16×
• Total profit: $40,758
• Equity at exit: $10,808

Cash invested: $35,000 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$656
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $343

Break-even live

Break-even rent $1,278

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $414	-5% $379	+0% $343	+5% $308	+10% $273
Rent	-10% $208	-5% $276	+0% $343	+5% $411	+10% $479
Rate	-1.0pp $406	-0.5pp $375	base $343	+0.5pp $311	+1.0pp $278

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.48mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	0.54mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	0.72mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	45d	1	0.83mi
2610 Michigan Ave Dallas, TX	2.0	1.0	720	$1,550	$2.15	0d	1	0.85mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	45d	1	0.89mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	45d	1	0.97mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	8d	1	0.99mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	45d	1	1.01mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	1.04mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	25d	1	1.04mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	1.12mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	45d	1	1.17mi
1532 Whitaker Ave Dallas, TX	1.0	1.0	656	$1,200	$1.83	45d	1	1.40mi
3702 Conway St Dallas, TX	2.0	1.5	967	$1,445	$1.49	0d	2	1.48mi
3702 Conway St Dallas, TX	1.0	1.0	658	$1,295	$1.97	45d	3	1.48mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $125,000 Pending 9 DOM
2. 2026-06-09
   days on market $125,000 Active 8 DOM
3. 2026-06-08
   days on market $125,000 Active 7 DOM
4. 2026-06-07
   days on market $125,000 Active 6 DOM
5. 2026-06-04
   days on market $125,000 Active 3 DOM
6. 2026-06-03
   days on market $125,000 Active 2 DOM
7. 2026-06-02
   listed $125,000 Active 1 DOM

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $3,624 · $302/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,552
• − Mortgage interest: −$7,002
• − Property taxes: −$3,624
• − Insurance: −$625
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,636
• Taxable income: $2,376
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,550/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

+47.1% since first listed

11 events — show timeline

• 2026-05-29 Listed $125,000 NTREIS
• 2021-04-29 Sold (Public Records) — Public Records
• 2021-03-01 Listing Removed — NTREIS
• 2020-12-28 Listed $125,000 NTREIS
• 2020-07-08 Sold (Public Records) — Public Records
• 2020-07-01 Sold (MLS) — NTREIS
• 2020-06-29 Pending — NTREIS
• 2020-06-08 Price Changed $79,900 NTREIS
• 2020-06-02 Listed $85,000 NTREIS
• 2020-01-24 Sold (Public Records) — Public Records
• 2014-02-04 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,624 · -0.4% YoY. Source: county tax records.