3102 Kilburn Ave · Dallas, TX 75216

$130,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 35 Days on market

Built 1951 7,275 sqft lot $144/sqft · 11% below area Est $187k · 30% under ↓ 21% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.7/10.0
• 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

This 3 bedroom, 1 bath home has strong potential for investros or buyers looking for a project. This property is a true fixer upper and will require renovations, but has a great opportunity to customize or add value. Ideal for those looking to rehab and hold or flip. Being sold As-Is. Bring your best offer!

Key facts

• 7,275 sq ft lot
• Built 1951
• Listed 35 days

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional; Special taxing entities: No
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1951; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Lot dimensions 61 x 120

Interior

• Kitchen: Built-in cabinets; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 1 (13 x 10); Bedroom on level 1 (10 x 10); Bedroom on level 1 (11 x 23)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Decorative lighting; One living area; One dining area; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $47 ($561/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 253 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1951 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1951 — 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: 1.05% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 7.9

CMA / ARV

• ARV (median comp): $187,042
• List price: $130,000
• Delta: -30.50%
• 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
4848 Haas Dr	0.37mi	2/1.0	901 (-0%)	8mo	$135,000	$150	75
2751 Moffatt Ave	0.36mi	3/1.5 (+1)	980 (+8%)	1mo	$124,995	$128	61
2855 Marjorie Ave	0.49mi	2/1.0	864 (-4%)	13mo	$119,500	$138	59
3151 E Ledbetter Dr	0.47mi	3/1.0 (+1)	960 (+6%)	9mo	$215,000	$224	56
4207 Bonnie View Rd	0.40mi	3/2.0 (+1)	995 (+10%)	1mo	$220,000	$221	55
2765 Scotland Dr	0.37mi	2/2.0	768 (-15%)	4mo	$169,998	$221	50
4227 Bonnie View Rd	0.35mi	3/2.0 (+1)	1,024 (+13%)	14mo	$219,500	$214	41
2646 Scotland Dr	0.57mi	2/1.0	768 (-15%)	10mo	$114,000	$148	41
2651 Fordham Rd	0.75mi	2/1.0	816 (-10%)	13mo	$149,000	$183	38
2705 Kilburn Ave	0.60mi	3/1.0 (+1)	990 (+10%)	18mo	$140,000	$141	36
2635 Custer Dr	0.65mi	3/2.0 (+1)	960 (+6%)	18mo	$199,000	$207	36
2731 Fordham Rd	0.66mi	3/2.0 (+1)	1,022 (+13%)	6mo	$199,000	$195	33

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-16,308
• Equity at exit: $19,383

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,904
• Equity at exit: $11,240

Cash invested: $36,400 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$682
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $47

Break-even live

Break-even rent $1,310

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $84	+0% $47	+5% $10	+10% $-27
Rent	-10% $-61	-5% $-7	+0% $47	+5% $101	+10% $155
Rate	-1.0pp $112	-0.5pp $80	base $47	+0.5pp $13	+1.0pp $-21

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,330	$2.58	44d	7	0.50mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	4d	1	0.51mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,100	$1.07	4d	1	0.54mi
3460 South Loop 12 Dallas, TX	1.0	1.0	650	$999	$1.54	19d	1	0.73mi
3460 South Loop 12 Dallas, TX	2.0	1.5	867	$1,150	$1.33	7d	1	0.73mi
3460 South Loop 12 Dallas, TX	1.0–2.0	1.0–1.5	758	$1,150	$1.52	13d	2	0.73mi
3460 South Loop 12 Dallas, TX	3.0	2.0	1048	$1,350	$1.29	25d	1	0.73mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	44d	3	0.79mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,318	$1.59	44d	3	0.86mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	5d	1	1.14mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$999	$1.54	25d	1	1.14mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	20d	1	1.14mi
2625 E Illinois Ave Unit 118 Dallas, TX	1.0	1.0	650	$999	$1.54	20d	1	1.14mi
2625 E Illinois Ave Dallas, TX	1.0–2.0	1.0	700	$1,050	$1.50	13d	18	1.14mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$950	$1.46	19d	1	1.14mi
2625 E Illinois Ave Unit 102 Dallas, TX	2.0	1.0	750	$1,050	$1.40	25d	1	1.16mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	1.21mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	1.23mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	44d	1	1.26mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	8d	1	1.31mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	1.34mi

Listing history 12 events

1. 2026-06-04
   status $130,000 Pending 35 DOM
2. 2026-06-03
   days on market $130,000 Active Contingent 35 DOM
3. 2026-06-02
   days on market $130,000 Active Contingent 34 DOM
4. 2026-06-02
   status $130,000 Active Contingent 33 DOM
5. 2026-06-01
   days on market $130,000 Active 33 DOM
6. 2026-05-31
   days on market $130,000 Active 32 DOM
7. 2026-05-12
   price $149,999 308-char remark
8. 2026-04-29
   listed $165,000 Active 308-char remark
9. 2026-03-03
   soldstatus
10. 2017-07-10
    soldstatus
11. 2016-12-13
    soldstatus
12. 2008-05-16
    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: $3,589 · $299/mo
• Projected year-2 tax: $3,589 · $299/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 ≥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: $16,432
• − Mortgage interest: −$7,282
• − Property taxes: −$3,589
• − Insurance: −$650
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,782
• Taxable loss: −$1,500
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $921/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

-21.2% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) — NTREIS
• 2026-06-03 Pending — NTREIS
• 2026-06-02 Contingent — NTREIS
• 2026-05-21 Price Changed $130,000 NTREIS
• 2026-05-12 Price Changed $149,999 NTREIS
• 2026-04-29 Listed $165,000 NTREIS
• 2026-03-03 Sold (Public Records) — Public Records
• 2017-07-10 Sold (Public Records) — Public Records
• 2016-12-13 Sold (Public Records) — Public Records
• 2008-05-16 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,589 · -0.4% YoY. Source: county tax records.