141 W Brownlee Ave · Dallas, TX 75224

$155,000

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 11 Days on market

Built 1946 0.29 ac lot Est $192k · 19% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers!! Highest and best due Friday, June 5th at 12 pm!! Welcome to this incredible opportunity nestled in the established Wynnewood community of South Dallas! Whether you’re a seasoned investor or a visionary homebuyer ready to put your personal touch on your forever home, this property checks every box. Step inside and discover a canvas ready for transformation. The 2 bathrooms have already been tastefully updated, giving you a head start on your renovation journey, while the rest of the home awaits your creative vision. The possibilities are truly endless. Curb appeal is already working in your favor. .. the exterior of this charming home is undeniably adorable and full o

Key facts

• Updated bathrooms
• 0.29 acre lot
• 2 garage spots

Tags

• UPDATED BATHROOMS
• DETACHED TWO-CAR GARAGE
• EXPANSIVE COVERED PARKING

Property features AI

Finance

• Financial info: Listing accepts Cash and Conventional financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Detached carport; Drive-through access; Driveway; Garage (2 spaces, garage faces rear); 2 carport spaces; 4 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Stucco exterior; Composition roof; Slab foundation; Built in 1946
• Exterior features: Covered porch(es); RV/boat parking; Few trees; Interior lot; Landscaped yard; Large grassy backyard

Interior

• Kitchen: Eat-in kitchen; Disposal
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level with ensuite bath, separate shower, dual sinks and walk-in closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Walk-in closets; One living area; One dining area; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• 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: 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: Clinton P Russell El (math 25% / reading 23%, grade F, #3,221 of 4,322 statewide, top 75%, 558 students, 93% FRL).
• Market conditions: Rents rising (+3.7%/yr); 58 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($52k/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 $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1946 — 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 $155,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $191,835
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 W Grover C Washington Ave	0.44mi	2/1.0	1,028 (+1%)	7mo	$150,000	$146	71
3122 Seevers Ave	0.37mi	3/2.0 (+1)	980 (-3%)	1mo	$245,000	$250	67
3042 O Bannon Dr	0.64mi	3/2.0 (+1)	1,016 (+0%)	0mo	$258,000	$254	60
102 Mitscher Dr	0.10mi	3/2.0 (+1)	910 (-10%)	11mo	$249,000	$274	60
3107 Alabama Ave	0.41mi	3/1.0 (+1)	916 (-10%)	3mo	$155,000	$169	57
3018 S Marsalis Ave	0.63mi	3/1.0 (+1)	1,002 (-1%)	10mo	$130,000	$130	55
407 Bradley St	0.23mi	3/3.0 (+1)	1,135 (+12%)	5mo	$269,000	$237	52
2420 Seevers Ave	0.52mi	3/2.0 (+1)	1,118 (+10%)	1mo	$240,000	$215	49
2601 Ramsey Ave	0.43mi	2/1.0	864 (-15%)	9mo	$115,000	$133	48
3309 Alaska Ave	0.70mi	2/1.0	927 (-9%)	10mo	$139,900	$151	44
3139 Michigan Ave	0.56mi	3/1.0 (+1)	1,140 (+12%)	8mo	$89,900	$79	41
2503 S Marsalis Ave	0.72mi	3/2.0 (+1)	1,140 (+12%)	11mo	$215,000	$189	28

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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-20,615
• Equity at exit: $23,111

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-8,428
• Equity at exit: $13,402

Cash invested: $43,400 (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 75224

• Rents YoY: 3.7%
• Active inventory: 58
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$813
• Tax from tax record: −$361 /mo · $4,327/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $50

Break-even live

Break-even rent $1,567

Max offer price $155,000

Occupancy floor 92%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	43d	1	0.33mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	24d	1	0.38mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	43d	1	0.53mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,795	$1.51	24d	1	0.55mi
2454 S Zang Blvd Dallas, TX	1.0–2.0	1.0	750	$1,400	$1.87	3d	14	0.55mi
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	2d	1	0.59mi
2311 Anzio Dr Dallas, TX	2.0	1.0	814	$1,350	$1.66	2d	22	0.69mi
3702 Conway St Dallas, TX	2.0–3.0	1.5–2.0	1033	$1,445	$1.40	1d	5	0.78mi
3311 S Vernon Ave Dallas, TX	1.0–2.0	1.0–1.5	929	$1,325	$1.43	1d	15	0.82mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	43d	1	0.83mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	43d	1	0.84mi
3607 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0	644	$1,165	$1.81	15d	1	0.92mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,188	$1.50	15d	1	0.95mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	43d	1	0.96mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,085	$1.26	43d	1	0.97mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	15d	1	0.99mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	21d	1	1.03mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,471	$1.56	7d	1	1.10mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	1.14mi
519 Heyser Dr Dallas, TX	2.0	2.0	1300	$2,300	$1.77	24d	1	1.18mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	43d	1	1.21mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	7d	1	1.22mi
3633 Legendary Ln Dallas, TX	1.0	1.0	780	$974	$1.25	43d	1	1.27mi
4117 S Marsalis Ave Dallas, TX	3.0	2.0	1296	$2,200	$1.70	7d	1	1.29mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,024	$1.03	3d	6	1.31mi
1607 McAdams Ave Dallas, TX	3.0	1.0	984	$1,695	$1.72	7d	1	1.31mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	43d	1	1.35mi
1415 Mountain Lake Rd Dallas, TX	3.0	2.0	1190	$2,200	$1.85	43d	1	1.39mi
1124 Brunner Ave Unit 1018235P Dallas, TX	2.0	2.0	1140	$2,972	$2.61	2d	1	1.44mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	43d	1	1.49mi

Listing history 8 events

1. 2026-06-09
   days on market $155,000 Active 11 DOM
2. 2026-06-08
   days on market $155,000 Active 10 DOM
3. 2026-06-07
   days on market $155,000 Active 9 DOM
4. 2026-06-04
   days on market $155,000 Active 6 DOM
5. 2026-06-03
   days on market $155,000 Active 5 DOM
6. 2026-06-02
   days on market $155,000 Active 4 DOM
7. 2026-06-01
   days on market $155,000 Active 3 DOM
8. 2026-05-31
   days on market $155,000 Active 2 DOM

ⓘ 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: $4,327 · $361/mo
• Projected year-2 tax: $4,327 · $361/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,569
• − Mortgage interest: −$8,682
• − Property taxes: −$4,327
• − Insurance: −$775
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,509
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,049/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): 35,105
• Household income: $51,919
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1594.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% Black 29% Two or more races 19% White 9% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Serbian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 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: ▼ -285.86%
• Current HPI: 328.3162
• Rent YoY: ▲ 3.71%
• 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

3 events — show timeline

• 2026-05-29 Listed $155,000 NTREIS
• 2016-11-21 Sold (Public Records) — Public Records
• 1994-10-22 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,327 · -0.4% YoY. Source: county tax records.