2801 Twyman Ave · Dallas, TX 75215

$279,500

3 bd · 3.0 ba · 1,359 sqft · Land · 93 Days on market

Built 2026 5,489 sqft lot $206/sqft · 20% above area Est $234k · 20% over

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Why this score? — see what drove the D- 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 +11.5/30.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this newly constructed home featuring a modern open-concept layout that connects the living, dining, and kitchen areas—ideal for everyday living and entertaining. The home offers THREE spacious bedrooms, STUDY, TWO FULL bathrooms, and spacious closets in every bedroom, maximizing both comfort and functionality. Clean, contemporary finishes are found throughout. Conveniently located just a 2-minute drive to the MLK DART Light Rail Station, providing easy access to Downtown Dallas and surrounding areas. A privacy fence will be added to the property prior to closing.

Key facts

• Spacious closets
• Conveniently located
• 5,489 sq ft lot

Tags

• MODERN OPEN-CONCEPT LAYOUT
• SPACIOUS CLOSETS
• CONVENIENTLY LOCATED
• EASY ACCESS TO DOWNTOWN DALLAS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (28.2% below list).
• Recommended offer: $201k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Dr Martin Luther King Jr Arts Academy (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 452 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); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,006/mo this rent would consume 53% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k 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.
• By year 8, 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 93 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $200,567 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $233,615
• List price: $279,500
• Delta: 19.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $5,277
• Equity at exit: $92,363

10-year hold

• IRR: 8.4%
• Equity multiple: 2.09×
• Total profit: $85,067
• Equity at exit: $120,414

Cash invested: $78,260 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,466
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-90

Break-even live

Break-even rent $2,120

Max offer price $263,515

Occupancy floor 100%

Sensitivity live

Price	-10% $68	-5% $-11	+0% $-90	+5% $-170	+10% $-249
Rent	-10% $-249	-5% $-170	+0% $-90	+5% $-11	+10% $68
Rate	-1.0pp $50	-0.5pp $-19	base $-90	+0.5pp $-163	+1.0pp $-237

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	24d	1	0.23mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	26d	1	0.27mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	1d	1	0.28mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	17d	1	0.29mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	5d	1	0.30mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	0.34mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	4d	1	0.39mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	26d	1	0.50mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	45d	1	0.50mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.50mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	17d	1	0.50mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	45d	1	0.50mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	17d	1	0.54mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	5d	1	0.57mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	45d	1	0.58mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	7d	1	0.59mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	4d	1	0.62mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	0.75mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	26d	1	0.75mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	45d	1	0.78mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	45d	1	0.78mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	0.78mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	26d	1	0.87mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	26d	1	0.89mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	9d	1	0.92mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	16d	1	0.94mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	26d	1	0.94mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	0.95mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	5d	1	0.95mi
4506 Roberts Ave Dallas, TX	2.0	2.0	1000	$1,499	$1.50	0d	1	0.95mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	45d	1	0.95mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	9d	1	0.95mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	0.97mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	17d	1	0.98mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	0.98mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	17d	1	0.98mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	8d	1	0.98mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	45d	1	1.01mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,495	$1.31	0d	1	1.02mi
2216 Marburg St Dallas, TX	3.0	1.0	1088	$1,750	$1.61	0d	1	1.03mi

Listing history 33 events

1. 2026-06-18
   days on market $279,500 Active 93 DOM
2. 2026-06-17
   days on market $279,500 Active 92 DOM
3. 2026-06-16
   days on market $279,500 Active 91 DOM
4. 2026-06-15
   days on market $279,500 Active 90 DOM
5. 2026-06-13
   days on market $279,500 Active 88 DOM
6. 2026-06-09
   days on market $279,500 Active 84 DOM
7. 2026-06-08
   days on market $279,500 Active 83 DOM
8. 2026-06-07
   days on market $279,500 Active 82 DOM
9. 2026-06-04
   days on market $279,500 Active 79 DOM
10. 2026-06-03
    days on market $279,500 Active 78 DOM
11. 2026-06-02
    days on market $279,500 Active 77 DOM
12. 2026-06-02
    days on market $279,500 Active 76 DOM
13. 2026-05-31
    days on market $279,500 Active 75 DOM
14. 2026-05-12
    price $279,500 588-char remark

    Show marketing remark (588 chars)

    Welcome to this newly constructed home featuring a modern open-concept layout that connects the living, dining, and kitchen areas—ideal for everyday living and entertaining. The home offers THREE spacious bedrooms, STUDY, TWO FULL bathrooms, and spacious closets in every bedroom, maximizing both comfort and functionality. Clean, contemporary finishes are found throughout. Conveniently located just a 2-minute drive to the MLK DART Light Rail Station, providing easy access to Downtown Dallas and surrounding areas. A privacy fence will be added to the property prior to closing.

15. 2026-05-07
    price $284,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to this newly constructed home featuring a modern open-concept layout that connects the living, dining, and kitchen areas—ideal for everyday living and entertaining. The home offers THREE spacious bedrooms, STUDY, TWO FULL bathrooms, and spacious closets in every bedroom, maximizing both comfort and functionality. Clean, contemporary finishes are found throughout. Conveniently located just a 2-minute drive to the MLK DART Light Rail Station, providing easy access to Downtown Dallas and surrounding areas. A privacy fence will be added to the property prior to closing.

16. 2026-04-21
    price $289,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to this newly constructed home featuring a modern open-concept layout that connects the living, dining, and kitchen areas—ideal for everyday living and entertaining. The home offers THREE spacious bedrooms, STUDY, TWO FULL bathrooms, and spacious closets in every bedroom, maximizing both comfort and functionality. Clean, contemporary finishes are found throughout. Conveniently located just a 2-minute drive to the MLK DART Light Rail Station, providing easy access to Downtown Dallas and surrounding areas. A privacy fence will be added to the property prior to closing.

17. 2026-03-17
    listed $297,000 Active 588-char remark

    Show marketing remark (588 chars)

    Welcome to this newly constructed home featuring a modern open-concept layout that connects the living, dining, and kitchen areas—ideal for everyday living and entertaining. The home offers THREE spacious bedrooms, STUDY, TWO FULL bathrooms, and spacious closets in every bedroom, maximizing both comfort and functionality. Clean, contemporary finishes are found throughout. Conveniently located just a 2-minute drive to the MLK DART Light Rail Station, providing easy access to Downtown Dallas and surrounding areas. A privacy fence will be added to the property prior to closing.

18. 2025-07-25
    soldstatus Closed 185-char remark

    Show marketing remark (185 chars)

    Location! Location! Location! Near Fair Park! Corner lot with 100' frontage along Malcolm X Boulevard. DART bus stop in front. Lots of recent and ongoing new construction in this area!

19. 2025-06-26
    historical Active Option Contract 185-char remark

    Show marketing remark (185 chars)

    Location! Location! Location! Near Fair Park! Corner lot with 100' frontage along Malcolm X Boulevard. DART bus stop in front. Lots of recent and ongoing new construction in this area!

20. 2025-05-22
    status Active 185-char remark

    Show marketing remark (185 chars)

    Location! Location! Location! Near Fair Park! Corner lot with 100' frontage along Malcolm X Boulevard. DART bus stop in front. Lots of recent and ongoing new construction in this area!

21. 2025-05-19
    status Pending 185-char remark

    Show marketing remark (185 chars)

    Location! Location! Location! Near Fair Park! Corner lot with 100' frontage along Malcolm X Boulevard. DART bus stop in front. Lots of recent and ongoing new construction in this area!

22. 2025-01-21
    listed $59,000 Active 185-char remark

    Show marketing remark (185 chars)

    Location! Location! Location! Near Fair Park! Corner lot with 100' frontage along Malcolm X Boulevard. DART bus stop in front. Lots of recent and ongoing new construction in this area!

23. 2023-03-31
    historical
24. 2022-11-21
    price $60,000
25. 2022-09-29
    listed $70,000 Active
26. 2021-10-05
    soldstatus
27. 2021-10-01
    historical
28. 2021-05-23
    listed $65,000 Active
29. 2019-05-07
    soldstatus
30. 2019-05-02
    soldstatus Sold
31. 2018-10-22
    price $49,999
32. 2018-05-22
    listed $75,000 Active
33. 1981-12-21
    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: $1,113 · $93/mo
• Projected year-2 tax: $5,115 · $426/mo
• Expected delta: +$4,001/yr (+$333/mo · 359.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% 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: $24,068
• − Mortgage interest: −$15,656
• − Property taxes: −$1,113
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$8,131
• Taxable loss: −$6,081
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $374/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

+272.7% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $279,500 NTREIS
• 2026-05-07 Price Changed $284,000 NTREIS
• 2026-04-21 Price Changed $289,000 NTREIS
• 2026-03-17 Listed $297,000 NTREIS
• 2025-07-25 Sold (MLS) — NTREIS
• 2025-06-26 Contingent — NTREIS
• 2025-05-22 Relisted — NTREIS
• 2025-05-19 Pending — NTREIS
• 2025-01-21 Listed $59,000 NTREIS
• 2023-03-31 Listing Removed — NTREIS
• 2022-11-21 Price Changed $60,000 NTREIS
• 2022-09-29 Listed $70,000 NTREIS
• 2021-10-05 Sold (Public Records) — Public Records
• 2021-10-01 Listing Removed — NTREIS
• 2021-05-23 Listed $65,000 NTREIS
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-05-02 Sold (MLS) — NTREIS
• 2018-10-22 Price Changed $49,999 NTREIS
• 2018-05-22 Listed $75,000 NTREIS
• 1981-12-21 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $1,113 · -0.4% YoY. Source: county tax records.