2414 Anderson St · Dallas, TX 75215

$325,000

4 bd · 3.5 ba · 1,940 sqft · Land · 21 Days on market

Built 2025 1,873 sqft lot ↓ 7% 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 +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Offering 2.5% lender credit toward rate buy down when using preferred lender; additional buyer incentives available. Contact listing agent for more info. Modern three-story new construction featuring 4 bedrooms, 3.5 baths, and approximately 1,940 SF of thoughtfully designed living space. The open concept main level offers abundant natural light and a contemporary kitchen with ceiling height cabinetry and modern finishes. The primary suite includes a dual vanity bath and walk in closet. Dedicated office provides flexibility for remote work or guests. Thoughtful layout across all levels with an attached 1 car garage. Within minutes of Downtown Dallas, Deep Ellum, Fair Park, and with easy access to I-30 and I-45.

Key facts

• Contemporary kitchen
• Attached garage
• New construction

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT MAIN LEVEL
• CONTEMPORARY KITCHEN
• DEDICATED OFFICE
• ATTACHED GARAGE
• MINUTES FROM DOWNTOWN DALLAS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (27.5% below list).
• Recommended offer: $236k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,357/mo this rent would consume 62% 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 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $235,694 (27.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.88×
• Total profit: $-11,328
• Equity at exit: $107,399

10-year hold

• IRR: 5.3%
• Equity multiple: 1.68×
• Total profit: $62,076
• 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: 11.5×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-384

Break-even live

Break-even rent $2,843

Max offer price $269,432

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	0.06mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	43d	1	0.09mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	7d	1	0.17mi
2216 Dyson St Dallas, TX	3.0	2.0	2500	$2,000	$0.80	11d	1	0.28mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	43d	1	0.33mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.38mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	7d	1	0.38mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	43d	1	0.42mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	7d	1	0.42mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	43d	1	0.43mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.48mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	43d	1	0.58mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	7d	1	0.60mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	4d	1	0.61mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.67mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	43d	1	0.69mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	24d	1	0.86mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	1.13mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	1.29mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	7d	1	1.32mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	2d	1	1.33mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	1.37mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	2d	1	1.38mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	1.38mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	1.38mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	1.39mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $325,000 Active 21 DOM
2. 2026-06-17
   days on market $325,000 Active 20 DOM
3. 2026-06-16
   days on market $325,000 Active 19 DOM
4. 2026-06-15
   days on market $325,000 Active 18 DOM
5. 2026-06-13
   days on market $325,000 Active 16 DOM
6. 2026-06-09
   days on market $325,000 Active 12 DOM
7. 2026-06-08
   days on market $325,000 Active 11 DOM
8. 2026-06-07
   days on market $325,000 Active 10 DOM
9. 2026-06-04
   days on market $325,000 Active 7 DOM
10. 2026-06-03
    days on market $325,000 Active 6 DOM
11. 2026-06-02
    days on market $325,000 Active 5 DOM
12. 2026-06-01
    days on market $325,000 Active 4 DOM
13. 2026-05-31
    days on market $325,000 Active 3 DOM
14. 2026-04-28
    price $325,000 732-char remark

    Show marketing remark (732 chars)

    Offering 2.5% lender credit toward rate buy down when using preferred lender; additional buyer incentives available. Contact listing agent for more info. Modern three-story new construction featuring 4 bedrooms, 3.5 baths, and approximately 1,940 SF of thoughtfully designed living space. The open concept main level offers abundant natural light and a contemporary kitchen with ceiling height cabinetry and modern finishes. The primary suite includes a dual vanity bath and walk in closet. Dedicated office provides flexibility for remote work or guests. Thoughtful layout across all levels with an attached 1 car garage. Within minutes of Downtown Dallas, Deep Ellum, Fair Park, and with easy access to I-30 and I-45.

15. 2026-03-25
    price $339,000 732-char remark

    Show marketing remark (732 chars)

    Offering 2.5% lender credit toward rate buy down when using preferred lender; additional buyer incentives available. Contact listing agent for more info. Modern three-story new construction featuring 4 bedrooms, 3.5 baths, and approximately 1,940 SF of thoughtfully designed living space. The open concept main level offers abundant natural light and a contemporary kitchen with ceiling height cabinetry and modern finishes. The primary suite includes a dual vanity bath and walk in closet. Dedicated office provides flexibility for remote work or guests. Thoughtful layout across all levels with an attached 1 car garage. Within minutes of Downtown Dallas, Deep Ellum, Fair Park, and with easy access to I-30 and I-45.

16. 2026-02-19
    listed $349,000 Active 732-char remark

    Show marketing remark (732 chars)

    Offering 2.5% lender credit toward rate buy down when using preferred lender; additional buyer incentives available. Contact listing agent for more info. Modern three-story new construction featuring 4 bedrooms, 3.5 baths, and approximately 1,940 SF of thoughtfully designed living space. The open concept main level offers abundant natural light and a contemporary kitchen with ceiling height cabinetry and modern finishes. The primary suite includes a dual vanity bath and walk in closet. Dedicated office provides flexibility for remote work or guests. Thoughtful layout across all levels with an attached 1 car garage. Within minutes of Downtown Dallas, Deep Ellum, Fair Park, and with easy access to I-30 and I-45.

17. 2025-06-02
    soldstatus
18. 2025-06-02
    soldstatus
19. 2025-06-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,283
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$9,455
• Taxable loss: −$10,402
• Est. tax savings @ 24.0%: +$2,496
• After-tax cash flow: $-2,112/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

-6.9% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $325,000 NTREIS
• 2026-03-25 Price Changed $339,000 NTREIS
• 2026-02-19 Listed $349,000 NTREIS
• 2025-06-02 Sold (Public Records) — Public Records
• 2025-06-02 Sold (Public Records) — Public Records
• 2025-06-02 Sold (Public Records) — Public Records

Property tax history

+13.9%/yr

Latest (2025): $420 · +42.3% YoY. Source: county tax records.