1527 Cape Cod Dr · Dallas, TX 75216

$191,000

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 54 Days on market

Built 1952 8,843 sqft lot $114/sqft · 25% below area Est $254k · 25% under ↓ 2% 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• 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

Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

Key facts

• Big lot
• Large lot
• Full rehab

Tags

• SOLID BRICK HOME
• LARGE LOT
• FRESHLY REPAVED STREET
• FULL REHAB
• BIG LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $191k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $191k).
• Recommended offer: $185k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $2,107/mo this rent would consume 61% 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 $6k 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 54 days — a 3% lower offer ($185k) 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 2.7% of price; built in 1952 — 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 $185,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1952 — 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: 1.10% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $253,876
• List price: $191,000
• Delta: -24.77%
• 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
1555 Cape Cod Dr	0.06mi	4/2.0 (+1)	1,744 (+4%)	1mo	$298,500	$171	83
1426 Cape Cod Dr	0.15mi	3/2.0	1,617 (-4%)	3mo	$269,000	$166	82
2725 Britton Dr	0.44mi	3/2.5	1,700 (+1%)	3mo	$335,000	$197	71
2222 Belknap Ave	0.55mi	4/2.0 (+1)	1,680 (0%)	5mo	$320,000	$190	63
2646 Downing Ave	0.40mi	4/1.0 (+1)	1,628 (-3%)	8mo	$150,000	$92	63
1559 E Ohio Ave	0.44mi	4/2.0 (+1)	1,560 (-7%)	2mo	$199,900	$128	59
3077 Sunnyvale St	0.74mi	3/2.0	1,585 (-6%)	3mo	$155,600	$98	52
1539 E Woodin Blvd	0.70mi	3/2.0	1,528 (-9%)	2mo	$289,000	$189	49
1902 Lea Crest Dr	0.50mi	3/2.0	1,922 (+14%)	4mo	$299,900	$156	47
1441 Oakley Ave	0.46mi	3/2.0	1,428 (-15%)	5mo	$220,000	$154	47
1652 E Overton Rd	0.64mi	3/2.0	1,511 (-10%)	8mo	$239,900	$159	45
2114 Kathleen Ave	0.74mi	4/2.0 (+1)	1,930 (+15%)	6mo	$355,000	$184	29

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-18,711
• Equity at exit: $28,479

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $7,400
• Equity at exit: $16,514

Cash invested: $53,480 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$1,002
• Tax from tax record: −$434 /mo · $5,209/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $149

Break-even live

Break-even rent $1,918

Max offer price $191,000

Occupancy floor 88%

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Easter Ave Dallas, TX	3.0	2.0	1632	$2,200	$1.35	5d	1	0.17mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	24d	1	0.31mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	7d	1	0.40mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	24d	1	0.56mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	43d	1	0.58mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	43d	1	0.60mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	22d	1	0.76mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	43d	1	0.76mi
2830 S Marsalis Ave Dallas, TX	4.0	2.0	1960	$3,000	$1.53	43d	1	0.83mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	43d	1	0.84mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	43d	1	0.84mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	43d	1	0.87mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	7d	1	0.89mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	0.91mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	43d	1	0.94mi
2526 Exeter Ave Dallas, TX	3.0	2.0	1520	$1,800	$1.18	10d	1	1.11mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	43d	1	1.15mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	7d	1	1.20mi
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	2d	1	1.20mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	1.28mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	43d	1	1.33mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	24d	1	1.33mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	43d	1	1.33mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	24d	1	1.36mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	2d	1	1.39mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	6d	1	1.39mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	2d	1	1.43mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,995	$1.69	7d	1	1.43mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	43d	1	1.48mi

Listing history 10 events

1. 2026-06-02
   statusdays on market $191,000 Pending 54 DOM
2. 2026-06-01
   days on market $191,000 Active 53 DOM
3. 2026-05-31
   days on market $191,000 Active 52 DOM
4. 2026-05-19
   price $195,000 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

5. 2026-04-28
   status Active 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

6. 2026-04-06
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

7. 2026-04-03
   status Active 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

8. 2026-03-26
   historical Active Option Contract 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

9. 2026-03-18
   listed $200,000 Active 543-char remark

   Show marketing remark (543 chars)

   Cash buyers and flippers. This one has real upside. Bring your best offer. Solid brick home on a large lot on a freshly repaved street. The area is already seeing renovations with updated homes nearby. Strong signal for resale and long-term value. The home needs a full rehab. Kitchen, bathroom, flooring. Being sold as-is. Layout is simple and easy to work with. Big lot adds extra value and flexibility. With growth happening in the area and city improvements already in place, this is a strong play for a flip, rental, or hold.

10. 2001-07-02
    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: $5,209 · $434/mo
• Projected year-2 tax: $5,209 · $434/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: $25,286
• − Mortgage interest: −$10,699
• − Property taxes: −$5,209
• − Insurance: −$955
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$5,556
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,075/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

-2.5% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $195,000 NTREIS
• 2026-04-28 Relisted — NTREIS
• 2026-04-06 Pending — NTREIS
• 2026-04-03 Relisted — NTREIS
• 2026-03-26 Contingent — NTREIS
• 2026-03-18 Listed $200,000 NTREIS
• 2001-07-02 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,209 · -0.4% YoY. Source: county tax records.