4506 Roberts Ave · Dallas, TX 75215

$180,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 88 Days on market

Built 1946 5,140 sqft lot $180/sqft · at area comps Est $172k · at est. ↓ 12% since listing

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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).

• Cash flow +10.5/30.0
• ARV discount +5.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This updated 2-bedroom, 2-bath Craftsman Bungalow in Lagow Heights perfectly blends historic character with modern comfort. Built in 1946, it showcases classic features like low-pitched gables, deep eaves, and black-trimmed windows with multi-pane upper sashes. Recent 2024 updates include the kitchen, both bathrooms, and HVAC-furnace. The kitchen features white cabinetry, a grey-and-white herringbone tile backsplash, and a stainless steel stove. An 8-ft privacy fence, a spacious 10x12 storage unit, and alley access add convenience to daily living. Located just 5 minutes from the Fairgrounds and 10 minutes from Deep Ellum and Downtown Dallas, this move-in ready home combines charm, style, and value, ideal for first-time buyers.

Key facts

• Kitchen updates
• Craftsman bungalow
• Low-pitched gables

Tags

• CRAFTSMAN BUNGALOW
• LOW-PITCHED GABLES
• DEEP EAVES
• BLACK-TRIMMED WINDOWS
• MULTI-PANE UPPER SASHES
• KITCHEN UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (11.8% below list).
• Recommended offer: $159k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Joseph J Rhoads Learning Center (math 13% / reading 18%, grade F, #3,990 of 4,322 statewide, top 93%, 101 students, 94% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); Lincoln Humanities/Communications Magnet High Sch (math 8% / reading 20%, grade F, #1,529 of 1,632 statewide, top 94%, 700 students, 92% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-17 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.2%/yr); 247 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• 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 88 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $158,691 (11.8% 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 88 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $172,335
• List price: $180,000
• Delta: 4.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3603 York St	0.28mi	2/1.0	986 (-1%)	4mo	$160,000	$162	77
3516 York St	0.23mi	2/1.0	990 (-1%)	8mo	$114,900	$116	76
2726 Carpenter Ave	0.46mi	3/1.0 (+1)	1,008 (+1%)	6mo	$119,000	$118	63
3111 Mcdermott Ave	0.57mi	3/2.0 (+1)	1,043 (+4%)	4mo	$226,000	$217	58
3703 Dunbar St	0.66mi	2/1.0	978 (-2%)	6mo	$120,000	$123	57
3519 Frank St	0.56mi	2/1.0	924 (-8%)	4mo	$90,000	$97	54
2839 Frost Ave	0.58mi	2/2.0	876 (-12%)	3mo	$189,000	$216	50
4103 Copeland St	0.64mi	3/1.0 (+1)	948 (-5%)	8mo	$90,000	$95	46
3814 Pine St	0.55mi	3/1.0 (+1)	1,120 (+12%)	0mo	$210,000	$188	45
2506 Southland St	0.73mi	3/2.0 (+1)	1,080 (+8%)	8mo	$185,000	$171	41
5115 Echo Ave	0.66mi	2/1.0	876 (-12%)	7mo	$110,000	$126	38
3626 Meyers St	0.70mi	3/2.0 (+1)	1,144 (+14%)	1mo	$167,000	$146	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $2,749
• Equity at exit: $59,482

10-year hold

• IRR: 8.7%
• Equity multiple: 2.15×
• Total profit: $57,983
• Equity at exit: $77,548

Cash invested: $50,400 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 247
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$944
• Tax from tax record: −$326 /mo · $3,914/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-91

Break-even live

Break-even rent $1,703

Max offer price $163,841

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-41	+0% $-91	+5% $-142	+10% $-193
Rent	-10% $-217	-5% $-154	+0% $-91	+5% $-29	+10% $34
Rate	-1.0pp $-1	-0.5pp $-46	base $-91	+0.5pp $-138	+1.0pp $-186

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4506 Roberts Ave Dallas, TX	2.0	2.0	1000	$1,499	$1.50	0d	1	0.03mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,495	$1.31	0d	1	0.08mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	13d	4	0.22mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	26d	1	0.33mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	9d	1	0.33mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	1d	1	0.35mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	1d	1	0.35mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	1d	1	0.41mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	17d	1	0.47mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	16d	1	0.48mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	1d	1	0.49mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	0.50mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	7d	1	0.51mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	1d	1	0.51mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	4d	1	0.53mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	26d	1	0.54mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	1d	1	0.55mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	26d	1	0.58mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	0.59mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	17d	1	0.60mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	0.60mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	0.61mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	0.61mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	17d	1	0.63mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	8d	1	0.63mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	0.68mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	5d	1	0.68mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	24d	1	0.71mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	17d	1	0.77mi
5221 Grovewood St Dallas, TX	3.0	1.5	840	$1,400	$1.67	45d	1	0.80mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	1d	1	0.83mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	45d	1	0.88mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	26d	1	0.91mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	45d	1	0.92mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	26d	1	0.92mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.92mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	17d	1	0.92mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,814	$1.40	1d	1	0.95mi
2216 Marburg St Dallas, TX	3.0	1.0	1088	$1,750	$1.61	0d	1	0.96mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	1d	1	0.97mi

Listing history 24 events

1. 2026-06-09
   days on market $180,000 Active 88 DOM
2. 2026-06-08
   days on market $180,000 Active 87 DOM
3. 2026-06-07
   days on market $180,000 Active 86 DOM
4. 2026-06-04
   days on market $180,000 Active 83 DOM
5. 2026-06-03
   days on market $180,000 Active 82 DOM
6. 2026-06-02
   days on market $180,000 Active 81 DOM
7. 2026-06-02
   days on market $180,000 Active 80 DOM
8. 2026-05-31
   days on market $180,000 Active 79 DOM
9. 2026-03-11
   listed $180,000 Active 738-char remark

   Show marketing remark (738 chars)

   This updated 2-bedroom, 2-bath Craftsman Bungalow in Lagow Heights perfectly blends historic character with modern comfort. Built in 1946, it showcases classic features like low-pitched gables, deep eaves, and black-trimmed windows with multi-pane upper sashes. Recent 2024 updates include the kitchen, both bathrooms, and HVAC-furnace. The kitchen features white cabinetry, a grey-and-white herringbone tile backsplash, and a stainless steel stove. An 8-ft privacy fence, a spacious 10x12 storage unit, and alley access add convenience to daily living. Located just 5 minutes from the Fairgrounds and 10 minutes from Deep Ellum and Downtown Dallas, this move-in ready home combines charm, style, and value, ideal for first-time buyers.

10. 2025-10-24
    listed $210,000 Active
11. 2024-09-16
    soldstatus Closed
12. 2024-09-10
    soldstatus
13. 2024-08-16
    status Pending
14. 2024-08-11
    historical Active Option Contract
15. 2024-08-07
    price $179,000
16. 2024-07-30
    price $189,900
17. 2024-07-15
    price $199,900
18. 2024-07-03
    listed $204,900 Active
19. 2024-05-20
    soldstatus
20. 2018-11-13
    soldstatus
21. 2013-10-16
    soldstatus
22. 2006-10-20
    soldstatus
23. 2006-04-25
    soldstatus
24. 2005-09-07
    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: $3,914 · $326/mo
• Projected year-2 tax: $3,914 · $326/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,043
• − Mortgage interest: −$10,083
• − Property taxes: −$3,914
• − Insurance: −$900
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,236
• Taxable loss: −$4,137
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $-105/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

-12.2% since first listed

16 events — show timeline

• 2026-03-11 Listed $180,000 NTREIS
• 2025-10-24 Listed $210,000 NTREIS
• 2024-09-16 Sold (MLS) — NTREIS
• 2024-09-10 Sold (Public Records) — Public Records
• 2024-08-16 Pending — NTREIS
• 2024-08-11 Contingent — NTREIS
• 2024-08-07 Price Changed $179,000 NTREIS
• 2024-07-30 Price Changed $189,900 NTREIS
• 2024-07-15 Price Changed $199,900 NTREIS
• 2024-07-03 Listed $204,900 NTREIS
• 2024-05-20 Sold (Public Records) — Public Records
• 2018-11-13 Sold (Public Records) — Public Records
• 2013-10-16 Sold (Public Records) — Public Records
• 2006-10-20 Sold (Public Records) — Public Records
• 2006-04-25 Sold (Public Records) — Public Records
• 2005-09-07 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $3,914 · +36.5% YoY. Source: county tax records.