2622 Centerville Rd · Dallas, TX 75228

$200,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 50 Days on market

Built 1952 7,275 sqft lot $149/sqft · 18% below area Est $244k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking! This 3-bedroom, 2-bath, one-story home offers 1,338 square feet and is ready for a new owner to bring it back to life. Whether you’re an investor or a buyer looking to create their dream space, this property has great bones and major system updates already in place. Key improvements include a roof replaced in 2024 and cast iron plumbing updated to PVC. In 2020, extensive energy-efficiency upgrades were completed, including air filtration, caulking and weatherstripping, duct sealing, upgraded insulation (R-38 in attic, R-13 in walls), and a full HVAC system replacement (both interior and exterior units). Foundation work was completed in 2009 and 2015; as typical with pier-and-beam homes, some movement is present. Refrigerator and microwave convey with property. AS IS - NO REPAIRS With the big-ticket items addressed, this home is a perfect canvas for cosmetic updates and personal touches. Bring your vision and unlock the potential! (See Transaction Desk for full list of improvements.)

Key facts

• Roof replaced
• 7,275 sq ft lot
• Garage

Tags

• ROOF REPLACED
• CAST IRON PLUMBING UPDATED
• ENERGY-EFFICIENCY UPGRADES
• FULL HVAC SYSTEM REPLACEMENT
• FOUNDATION WORK COMPLETED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.8% below list).
• Recommended offer: $176k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 falling (-4.8%/yr); 306 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/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 $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 50 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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: 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,553 (12.2% 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 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (median comp): $243,652
• List price: $200,000
• Delta: -17.92%
• 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
2622 Centerville Rd	0.00mi	3/2.0	1,338 (0%)	1mo	$200,000	$149	99
10550 Ferguson Rd	0.19mi	3/2.0	1,362 (+2%)	3mo	$235,000	$173	86
2212 Tealford Dr	0.45mi	3/2.0	1,312 (-2%)	0mo	$289,800	$221	76
10833 Ruth Ann Dr	0.63mi	3/2.0	1,332 (-0%)	2mo	$249,900	$188	68
10969 Park Oak Cir	0.56mi	4/2.0 (+1)	1,336 (-0%)	2mo	$285,000	$213	67
11022 Dunaway Dr	0.64mi	3/1.5	1,358 (+2%)	1mo	$235,000	$173	65
2411 Glengariff Dr	0.37mi	4/2.0 (+1)	1,224 (-8%)	2mo	$299,900	$245	62
10710 Joaquin Dr	0.27mi	3/2.0	1,140 (-15%)	2mo	$239,000	$210	61
3002 San Medina Ave	0.71mi	2/2.0 (-1)	1,319 (-1%)	0mo	$300,000	$227	59
2365 Norwood Dr	0.36mi	3/2.0	1,524 (+14%)	1mo	$299,000	$196	59
2267 Tealford Dr	0.32mi	3/1.0	1,152 (-14%)	2mo	$269,822	$234	56
10853 Sharondale Ln	0.70mi	3/1.0	1,152 (-14%)	1mo	$195,000	$169	39

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-46,274
• Equity at exit: $29,821

10-year hold

• IRR: -35.8%
• Equity multiple: -0.27×
• Total profit: $-71,142
• Equity at exit: $17,292

Cash invested: $56,000 (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 75228

• Rents YoY: -4.8%
• Active inventory: 306
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$400 /mo · $4,799/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-138

Break-even live

Break-even rent $1,939

Max offer price $175,553

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Winthrop Dr Dallas, TX	4.0	2.0	1436	$2,050	$1.43	21d	1	0.19mi
2518 Winthrop Dr Dallas, TX	4.0	2.0	1436	$2,050	$1.43	24d	1	0.19mi
10850 Shiloh Rd Unit 303 Dallas, TX	2.0	2.0	1000	$1,300	$1.30	24d	1	0.19mi
10850 Shiloh Rd Dallas, TX	2.0	1.5	1200	$1,300	$1.08	24d	1	0.19mi
10852 Shiloh Rd Unit 404 Dallas, TX	2.0	2.0	1000	$1,500	$1.50	44d	1	0.21mi
10852 Shiloh Rd Unit 403 Dallas, TX	2.0	2.0	1000	$1,300	$1.30	24d	1	0.21mi
10911 Visalia Dr Dallas, TX	3.0	1.0	1385	$1,925	$1.39	44d	1	0.22mi
10465 Ferguson Rd Dallas, TX	3.0	1.0	1010	$1,750	$1.73	44d	1	0.34mi
10858 Cassandra Way Dallas, TX	3.0	1.5	1439	$1,850	$1.29	17d	1	0.34mi
11211 Ulloa Ln Dallas, TX	3.0	1.0	1151	$1,683	$1.46	13d	1	0.38mi
11220 Visalia Dr Dallas, TX	3.0	2.0	1224	$1,970	$1.61	44d	1	0.41mi
10425 Ferguson Rd Dallas, TX	3.0	2.0	916	$1,753	$1.91	44d	1	0.42mi
2811 Tisinger Ave Dallas, TX	3.0	1.0	1248	$1,925	$1.54	7d	1	0.44mi
11211 Stallcup Dr Dallas, TX	3.0	1.0	1111	$1,950	$1.76	44d	1	0.45mi
10732 Cotillion Dr Dallas, TX	3.0	2.0	1513	$1,895	$1.25	44d	1	0.50mi
10830 Cotillion Dr Dallas, TX	3.0	1.5	1200	$1,795	$1.50	24d	1	0.55mi
10403 Sandra Lynn Dr Dallas, TX	3.0	2.0	1610	$2,195	$1.36	4d	1	0.55mi
2118 Norwood Dr Dallas, TX	3.0	2.0	1120	$1,895	$1.69	3d	1	0.61mi
2402 Housley Dr Dallas, TX	3.0	2.0	1679	$2,420	$1.44	24d	1	0.67mi
10943 Desdemona Dr Dallas, TX	2.0	1.0	1060	$1,600	$1.51	20d	1	0.68mi
2315 Housley Dr Dallas, TX	4.0	2.0	1167	$2,600	$2.23	11d	1	0.71mi
10518 Desdemona Dr Dallas, TX	3.0	2.0	1077	$2,275	$2.11	44d	1	0.72mi
10922 Castolon Dr Dallas, TX	3.0	1.0	1275	$1,795	$1.41	7d	1	0.73mi
3216 San Vicente Ave Dallas, TX	3.0	1.0	1209	$2,250	$1.86	5d	1	0.74mi
2114 Dunloe Ave Dallas, TX	3.0	1.5	1133	$1,800	$1.59	44d	1	0.78mi
2414 San Medina Ave Dallas, TX	3.0	1.5	1231	$2,100	$1.71	6d	1	0.78mi
2703 San Diego Dr Dallas, TX	4.0	2.0	894	$1,825	$2.04	24d	1	0.78mi
5303 Kiamesha Way Mesquite, TX	3.0	2.0	1534	$1,725	$1.12	44d	1	0.81mi
10270 Kilkenny Pl Dallas, TX	3.0	2.0	1655	$2,900	$1.75	7d	1	0.82mi
2322 San Paula Ave Dallas, TX	4.0	2.0	1591	$2,200	$1.38	24d	1	0.88mi
2035 San Francisco Dr Dallas, TX	3.0	1.0	926	$1,770	$1.91	3d	1	0.89mi
1802 Gus Thomasson Rd Dallas, TX	2.0	2.0	1026	$1,899	$1.85	44d	1	0.89mi
1802 Gus Thomasson Rd Dallas, TX	2.0	2.0	884	$1,895	$2.14	24d	1	0.89mi
10308 Lavano Ln Dallas, TX	3.0	1.0	1437	$1,950	$1.36	44d	1	0.90mi
10632 Aledo Dr Dallas, TX	3.0	2.0	1385	$1,899	$1.37	15d	1	0.91mi
3230 San Lucas Ave Dallas, TX	3.0	1.0	1164	$2,000	$1.72	19d	1	0.92mi
2709 Highwood Dr Dallas, TX	3.0	1.0	1116	$1,695	$1.52	24d	1	0.92mi
3053 Villa Sur Trl Dallas, TX	3.0	2.0	1674	$2,100	$1.25	24d	1	0.92mi
10608 Cayuga Dr Dallas, TX	3.0	1.0	1038	$1,775	$1.71	7d	1	0.99mi
10205 San Juan Ave Dallas, TX	3.0	2.0	1458	$2,225	$1.53	24d	1	1.00mi

Listing history 10 events

1. 2026-05-12
   status Pending 1033-char remark

   Show marketing remark (1033 chars)

   Opportunity is knocking! This 3-bedroom, 2-bath, one-story home offers 1,338 square feet and is ready for a new owner to bring it back to life. Whether you’re an investor or a buyer looking to create their dream space, this property has great bones and major system updates already in place. Key improvements include a roof replaced in 2024 and cast iron plumbing updated to PVC. In 2020, extensive energy-efficiency upgrades were completed, including air filtration, caulking and weatherstripping, duct sealing, upgraded insulation (R-38 in attic, R-13 in walls), and a full HVAC system replacement (both interior and exterior units). Foundation work was completed in 2009 and 2015; as typical with pier-and-beam homes, some movement is present. Refrigerator and microwave convey with property. AS IS - NO REPAIRS With the big-ticket items addressed, this home is a perfect canvas for cosmetic updates and personal touches. Bring your vision and unlock the potential! (See Transaction Desk for full list of improvements.)

2. 2026-05-07
   historical Active Option Contract 1033-char remark

   Show marketing remark (1033 chars)

   Opportunity is knocking! This 3-bedroom, 2-bath, one-story home offers 1,338 square feet and is ready for a new owner to bring it back to life. Whether you’re an investor or a buyer looking to create their dream space, this property has great bones and major system updates already in place. Key improvements include a roof replaced in 2024 and cast iron plumbing updated to PVC. In 2020, extensive energy-efficiency upgrades were completed, including air filtration, caulking and weatherstripping, duct sealing, upgraded insulation (R-38 in attic, R-13 in walls), and a full HVAC system replacement (both interior and exterior units). Foundation work was completed in 2009 and 2015; as typical with pier-and-beam homes, some movement is present. Refrigerator and microwave convey with property. AS IS - NO REPAIRS With the big-ticket items addressed, this home is a perfect canvas for cosmetic updates and personal touches. Bring your vision and unlock the potential! (See Transaction Desk for full list of improvements.)

3. 2026-03-23
   listed $200,000 Active 1033-char remark

   Show marketing remark (1033 chars)

   Opportunity is knocking! This 3-bedroom, 2-bath, one-story home offers 1,338 square feet and is ready for a new owner to bring it back to life. Whether you’re an investor or a buyer looking to create their dream space, this property has great bones and major system updates already in place. Key improvements include a roof replaced in 2024 and cast iron plumbing updated to PVC. In 2020, extensive energy-efficiency upgrades were completed, including air filtration, caulking and weatherstripping, duct sealing, upgraded insulation (R-38 in attic, R-13 in walls), and a full HVAC system replacement (both interior and exterior units). Foundation work was completed in 2009 and 2015; as typical with pier-and-beam homes, some movement is present. Refrigerator and microwave convey with property. AS IS - NO REPAIRS With the big-ticket items addressed, this home is a perfect canvas for cosmetic updates and personal touches. Bring your vision and unlock the potential! (See Transaction Desk for full list of improvements.)

4. 2025-08-20
   historical
5. 2025-08-13
   listed $205,000 Active
6. 2008-06-06
   soldstatus
7. 2008-06-04
   soldstatus
8. 2008-04-11
   historical
9. 2007-10-08
   listed $84,500
10. 1981-01-20
    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: $4,799 · $400/mo
• Projected year-2 tax: $4,799 · $400/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 6 d/yr ≥109°F today · 20 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: $21,170
• − Mortgage interest: −$11,203
• − Property taxes: −$4,799
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,818
• Taxable loss: −$5,038
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-452/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): 67,714
• Household income: $62,667
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 3281.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 32% White 20% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 48% English-only · Spanish 48% Vietnamese 1%

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: ▼ -319.11%
• Current HPI: 354.1624
• Rent YoY: ▼ -4.85%
• 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

+136.7% since first listed

10 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-03-23 Listed $200,000 NTREIS
• 2025-08-20 Listing Removed — NTREIS
• 2025-08-13 Listed $205,000 NTREIS
• 2008-06-06 Sold (Public Records) — Public Records
• 2008-06-04 Sold (MLS) — NTREIS
• 2008-04-11 Listing Removed — NTREIS
• 2007-10-08 Listed $84,500 NTREIS
• 1981-01-20 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,799 · +10.8% YoY. Source: county tax records.