3335 Spring Ave · Dallas, TX 75215

$325,000

3 bd · 2.0 ba · 2,215 sqft · Land · 145 Days on market

Built 2026 7,318 sqft lot $147/sqft · 7% above area Est $304k · 7% over

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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 +10.1/30.0
• Appreciation +5.4/10.0
• ARV discount +4.3/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

This beautifully crafted new build in Dallas offers a smart blend of modern design and everyday comfort. Featuring 3 spacious bedrooms and 2 sleek bathrooms, the home is thoughtfully laid out with open living areas that feel bright, clean, and inviting. The kitchen flows effortlessly into the main living space, making it ideal for both quiet nights in and hosting friends. Step outside to a large backyard with plenty of room to entertain, relax, or create your own outdoor vision—garden, play space, or future upgrades. Built with contemporary finishes and efficient construction, this home delivers the fresh feel of new construction while sitting close to everything Dallas has to offer: dining, shopping, and easy access to major routes. A perfect option for anyone looking for modern living, space to grow, and the confidence of a brand-new home.

Key facts

• New build
• Open living areas
• Large backyard

Tags

• NEW BUILD
• LARGE BACKYARD
• OPEN LIVING AREAS
• CONTEMPORARY FINISHES
• EFFICIENT CONSTRUCTION
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (31.2% below list).
• Recommended offer: $223k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+7.2%/yr); 248 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• At $2,235/mo this rent would consume 59% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($286k) 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

• Climate carrying-cost: major 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 $223,491 (31.2% 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 145 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.69% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $303,621
• List price: $325,000
• Delta: 7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $359
• Equity at exit: $107,399

10-year hold

• IRR: 7.3%
• Equity multiple: 1.94×
• Total profit: $85,093
• Equity at exit: $140,017

Cash invested: $91,000 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-189

Break-even live

Break-even rent $2,474

Max offer price $291,567

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	0.01mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	0.01mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.17mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	17d	1	0.18mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	0.40mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.49mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	15d	1	0.58mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.59mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	44d	1	0.59mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	0.59mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	44d	1	0.69mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	44d	1	0.78mi
4621 Collins Ave Dallas, TX	4.0	2.5	1700	$2,350	$1.38	44d	1	0.92mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	1.00mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	24d	1	1.01mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	2d	1	1.03mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	4d	1	1.05mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	44d	1	1.15mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	44d	1	1.15mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	1.18mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	24d	1	1.23mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	2d	1	1.27mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	7d	1	1.31mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	44d	1	1.32mi
1333 S Fitzhugh Ave Dallas, TX	4.0	2.0	1670	$1,895	$1.13	7d	1	1.33mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	44d	1	1.41mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	2375	$770	$0.32	3d	1	1.41mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	1.41mi
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	7d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $325,000 Active 145 DOM
2. 2026-06-17
   days on market $325,000 Active 144 DOM
3. 2026-06-16
   days on market $325,000 Active 143 DOM
4. 2026-06-15
   days on market $325,000 Active 142 DOM
5. 2026-06-13
   days on market $325,000 Active 140 DOM
6. 2026-06-09
   days on market $325,000 Active 136 DOM
7. 2026-06-08
   days on market $325,000 Active 135 DOM
8. 2026-06-07
   days on market $325,000 Active 134 DOM
9. 2026-06-04
   days on market $325,000 Active 131 DOM
10. 2026-06-03
    days on market $325,000 Active 130 DOM
11. 2026-06-02
    days on market $325,000 Active 129 DOM
12. 2026-06-02
    days on market $325,000 Active 128 DOM
13. 2026-05-31
    days on market $325,000 Active 127 DOM
14. 2026-01-24
    listed $325,000 Active 859-char remark

    Show marketing remark (859 chars)

    This beautifully crafted new build in Dallas offers a smart blend of modern design and everyday comfort. Featuring 3 spacious bedrooms and 2 sleek bathrooms, the home is thoughtfully laid out with open living areas that feel bright, clean, and inviting. The kitchen flows effortlessly into the main living space, making it ideal for both quiet nights in and hosting friends. Step outside to a large backyard with plenty of room to entertain, relax, or create your own outdoor vision—garden, play space, or future upgrades. Built with contemporary finishes and efficient construction, this home delivers the fresh feel of new construction while sitting close to everything Dallas has to offer: dining, shopping, and easy access to major routes. A perfect option for anyone looking for modern living, space to grow, and the confidence of a brand-new home.

15. 2025-01-30
    soldstatus Closed 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

16. 2025-01-24
    status Pending 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

17. 2025-01-08
    price $77,500 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

18. 2024-12-30
    status Active 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

19. 2024-12-29
    historical Active Option Contract 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

20. 2024-12-19
    listed $79,000 Active 825-char remark

    Show marketing remark (825 chars)

    Calling All Investors, Developers, Builders and Landlords! With the Dallas Housing Shortage do not miss out on a Great Opportunity to own a Beautiful Large 50x150 Lot in heart of Sunny South Dallas Renewed Location! This lot is just in time for Next Years HOT MARKET Season! If you're looking the the Perfect Lot; look no more! You've found the Best Lot in the Community! This property is Zoned Planned Development District (PDD)! Building a Brand New Two Story Contemporary; you will get Maximum Profit for your Dollar! The property has been cleared to make room for your new construction! This beautiful level lot is just minutes to Fair Park, Deep Ellum, Downtown Dallas, and all the Major Freeways! There are New Builds around the corner, across the street, and throughout this Community! If You Build It, They Will Come!

21. 2024-12-13
    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: $1,381 · $115/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$4,566/yr (+$381/mo · 330.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,819
• − Mortgage interest: −$18,205
• − Property taxes: −$1,381
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$9,455
• Taxable loss: −$8,138
• Est. tax savings @ 24.0%: +$1,953
• After-tax cash flow: $-318/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

+311.4% since first listed

8 events — show timeline

• 2026-01-24 Listed $325,000 NTREIS
• 2025-01-30 Sold (MLS) — NTREIS
• 2025-01-24 Pending — NTREIS
• 2025-01-08 Price Changed $77,500 NTREIS
• 2024-12-30 Relisted — NTREIS
• 2024-12-29 Contingent — NTREIS
• 2024-12-19 Listed $79,000 NTREIS
• 2024-12-13 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,381 · -0.4% YoY. Source: county tax records.