2219 Aspen Dr · Dallas, TX 75227

$89,000

2 bd · 1.5 ba · 915 sqft · Townhouse public records · 108 Days on market

Built 1983 2,657 sqft lot $97/sqft · at area comps Est $104k · 15% under $145/mo HOA · 11% of rent ↓ 11% since listing

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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 +25.2/30.0
• ARV discount +14.1/15.0
• 1% rule +9.6/10.0
• DSCR +8.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

See 3D Virtual Tour! This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. Sold AS-IS.

Key facts

• 2 story townhome
• Brick fireplace
• Fenced backyard

Tags

• 2 STORY TOWNHOME
• BRICK FIREPLACE
• FENCED BACKYARD
• WASHER AND DRYER CONNECTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 soft (-0.4%/yr); 179 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 108 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask is 7991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.46% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,251
• List price: $89,000
• Delta: -14.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2250 Aspen Dr	0.05mi	2/1.5	915 (0%)	2mo	$105,000	$115	96
2243 Aspen Dr	0.03mi	2/1.5	915 (0%)	4mo	$99,000	$108	95
9483 Olde Village Ct	0.10mi	2/1.5	915 (0%)	18mo	$105,000	$115	80
9455 Olde Towne Row	0.12mi	1/1.5 (-1)	870 (-5%)	5mo	$90,000	$103	77
9442 Olde Village Ct	0.06mi	1/1.5 (-1)	870 (-5%)	21mo	$95,000	$109	67

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-5,440
• Equity at exit: $13,270

10-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-2,587
• Equity at exit: $7,695

Cash invested: $24,920 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$467
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$37
• HOA: −$145
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $199

Break-even live

Break-even rent $1,051

Max offer price $89,000

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $224	+0% $199	+5% $173	+10% $148
Rent	-10% $96	-5% $147	+0% $199	+5% $250	+10% $301
Rate	-1.0pp $243	-0.5pp $221	base $199	+0.5pp $175	+1.0pp $152

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	4d	1	0.06mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	0d	1	0.06mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	8d	1	0.06mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	44d	1	0.13mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	44d	1	0.19mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	44d	1	0.69mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	0d	20	0.79mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	44d	1	0.85mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	44d	1	0.91mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	44d	1	0.92mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	44d	1	0.94mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	44d	1	0.97mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	3d	1	1.15mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	21d	1	1.16mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	44d	1	1.18mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	17d	1	1.19mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	8d	1	1.19mi
8128 Barclay St Dallas, TX	1.0–2.0	1.0	587	$1,099	$1.87	2d	6	1.20mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	44d	1	1.37mi
8714 Quinn St Unit B Dallas, TX	2.0	2.0	1090	$1,495	$1.37	25d	1	1.48mi
8438 Maddox St Dallas, TX	2.0	1.0	784	$1,450	$1.85	3d	1	1.48mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 17 events

1. 2026-04-21
   historical $999
2. 2026-04-17
   price $89,000 378-char remark

   Show marketing remark (378 chars)

   See 3D Virtual Tour! This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. Sold AS-IS.

3. 2026-04-07
   price $999
4. 2026-02-20
   listed $1,100
5. 2026-02-10
   listed $99,000 Active 378-char remark

   Show marketing remark (378 chars)

   See 3D Virtual Tour! This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. Sold AS-IS.

6. 2026-01-07
   historical $1,175
7. 2025-11-21
   listed $1,175
8. 2022-11-07
   soldstatus
9. 2022-11-02
   soldstatus Closed 410-char remark

   Show marketing remark (410 chars)

   This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. The complex is non-warrantable. Cash sale preferred. Sold AS-IS.

10. 2022-10-22
    status Pending 410-char remark

    Show marketing remark (410 chars)

    This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. The complex is non-warrantable. Cash sale preferred. Sold AS-IS.

11. 2022-10-20
    historical Active Option Contract 410-char remark

    Show marketing remark (410 chars)

    This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. The complex is non-warrantable. Cash sale preferred. Sold AS-IS.

12. 2022-10-06
    listed $98,000 Active 410-char remark

    Show marketing remark (410 chars)

    This is a bright and open 2-story townhome with a wonderful brick fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs along with washer and dryer connections. Small fenced backyard as well. If the buyer is using financing, please ensure the lender is OK with the complex being all tenant-occupied. The complex is non-warrantable. Cash sale preferred. Sold AS-IS.

13. 2019-09-24
    soldstatus
14. 2011-04-04
    soldstatus Closed
15. 2011-03-23
    status Pending
16. 2011-03-01
    listed $23,050 Active
17. 2011-02-10
    soldstatus $100,000

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,630
• − Mortgage interest: −$4,985
• − Property taxes: −$2,179
• − Insurance: −$445
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − HOA: −$1,740
• − Depreciation: −$2,589
• Taxable income: $1,190
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,097/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-11.0% since first listed

17 events — show timeline

• 2026-04-21 Rental Removed $999 NTREIS
• 2026-04-17 Price Changed $89,000 NTREIS
• 2026-04-07 Price Changed $999 NTREIS
• 2026-02-20 Listed for Rent $1,100 NTREIS
• 2026-02-10 Listed $99,000 NTREIS
• 2026-01-07 Rental Removed $1,175 NTREIS
• 2025-11-21 Listed for Rent $1,175 NTREIS
• 2022-11-07 Sold (Public Records) — Public Records
• 2022-11-02 Sold (MLS) — NTREIS
• 2022-10-22 Pending — NTREIS
• 2022-10-20 Contingent — NTREIS
• 2022-10-06 Listed $98,000 NTREIS
• 2019-09-24 Sold (Public Records) — Public Records
• 2011-04-04 Sold (MLS) — NTREIS
• 2011-03-23 Pending — NTREIS
• 2011-03-01 Listed $23,050 NTREIS
• 2011-02-10 Sold (Public Records) $100,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,179 · +12.3% YoY. Source: county tax records.