3115 Reynolds Ave · Dallas, TX 75223

$139,000

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 102 Days on market

Built 1926 7,100 sqft lot $112/sqft · 39% below area Est $228k · 39% under ↓ 11% since listing

---

Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

Key facts

• 7,100 sq ft lot
• Built 1926
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 90 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% of the median local income ($73k/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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $228,463
• List price: $139,000
• Delta: -39.16%
• 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
3202 Reynolds Ave	0.05mi	3/1.0	1,248 (+0%)	10mo	$119,999	$96	85
3218 Reynolds Ave	0.09mi	3/2.0	1,350 (+8%)	10mo	$265,000	$196	74
3311 S Haskell Ave	0.29mi	3/2.0	1,350 (+8%)	4mo	$269,999	$200	69
4827 Baldwin St	0.55mi	3/2.0	1,300 (+4%)	1mo	$289,999	$223	66
3235 Fairview Ave	0.24mi	2/1.0 (-1)	1,319 (+6%)	7mo	$149,000	$113	64
3210 Culver St	0.25mi	2/1.0 (-1)	1,172 (-6%)	9mo	$105,000	$90	62
3522 Fairview Ave	0.44mi	3/1.0	1,314 (+6%)	9mo	$195,000	$148	59
5231 Beeman Ave	0.22mi	2/1.0 (-1)	1,068 (-14%)	8mo	$125,000	$117	50
4614 Metropolitan Ave	0.58mi	3/2.0	1,415 (+14%)	3mo	$272,800	$193	48
4606 Metropolitan Ave	0.59mi	3/2.0	1,415 (+14%)	2mo	$272,800	$193	48
5102 Philip Ave	0.73mi	2/2.0 (-1)	1,180 (-5%)	9mo	$110,000	$93	45
1423 Rowan Ave	0.57mi	3/2.0	1,415 (+14%)	8mo	$263,000	$186	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,155
• Equity at exit: $20,725

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $36,088
• Equity at exit: $12,018

Cash invested: $38,920 (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 75223

• Home prices YoY: -24.6%
• Active inventory: 90
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$729
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $402

Break-even live

Break-even rent $1,362

Max offer price $139,000

Occupancy floor 74%

Sensitivity live

Price	-10% $480	-5% $441	+0% $402	+5% $362	+10% $323
Rent	-10% $254	-5% $328	+0% $402	+5% $476	+10% $549
Rate	-1.0pp $472	-0.5pp $437	base $402	+0.5pp $366	+1.0pp $329

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4717 Owenwood Ave Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	0.44mi
4525 Metropolitan Ave Dallas, TX	3.0	2.0	1090	$1,460	$1.34	0d	1	0.64mi
1315 S Barry Ave Dallas, TX	1.0–2.0	1.0	670	$1,040	$1.55	11d	5	0.66mi
1006 Grandview Ave Dallas, TX	3.0	1.0	1345	$1,500	$1.12	44d	1	0.78mi
4706 Spring Ave Dallas, TX	3.0	2.0	1287	$3,900	$3.03	44d	1	0.81mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	8d	1	0.87mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	0.92mi
5110 Lindsley Ave Dallas, TX	2.0	2.0	1340	$2,400	$1.79	44d	1	0.92mi
616 Wayne St Dallas, TX	3.0	2.0	1224	$2,395	$1.96	44d	1	0.97mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	44d	1	0.99mi
4942 Garland Ave Dallas, TX	3.0	1.0	1058	$1,600	$1.51	25d	1	1.02mi
5214 Ash Ln Dallas, TX	3.0	2.0	1207	$2,200	$1.82	44d	1	1.03mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	44d	1	1.03mi
4823 Ash Ln Dallas, TX	4.0	2.0	1395	$2,670	$1.91	44d	1	1.19mi
5416 Eastside Ave Unit Left Dallas, TX	2.0	2.0	1008	$1,650	$1.64	0d	1	1.24mi
5416 Eastside Ave Unit Left Dallas, TX	2.0	2.0	1008	$1,750	$1.74	44d	1	1.24mi
5208 E Side Ave Unit 1 Dallas, TX	2.0	1.0	1000	$1,595	$1.59	8d	1	1.25mi
7150 E Grand Ave Dallas, TX	1.0–3.0	1.0–2.0	774	$1,983	$2.56	21d	14	1.30mi
5218 Columbia Ave Unit 2 Dallas, TX	2.0	1.0	1250	$1,350	$1.08	44d	1	1.32mi
7015 Hammond Ave Dallas, TX	2.0	1.0	1073	$2,495	$2.33	8d	1	1.33mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	1.34mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	1.34mi
4536 Birch St Dallas, TX	4.0	2.0	1259	$2,200	$1.75	44d	1	1.35mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	1.36mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	1.36mi
5827 Columbia Ave Dallas, TX	2.0	1.0	884	$1,675	$1.89	44d	1	1.39mi
5107 Columbia Ave Unit C Dallas, TX	2.0	1.5	1000	$1,375	$1.38	25d	1	1.39mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.39mi
5414 Reiger Ave Apt 1 Dallas, TX	2.0	1.0	897	$1,275	$1.42	15d	1	1.40mi
5414 Reiger Ave Unit 6 Dallas, TX	2.0	1.0	897	$1,274	$1.42	5d	1	1.40mi
5414 Reiger Ave Unit 6 Dallas, TX	2.0	2.0	897	$1,274	$1.42	3d	1	1.40mi
5408 Reiger Ave #101 Dallas, TX	3.0	2.0	1093	$1,225	$1.12	5d	1	1.40mi
5404 Reiger Ave #304 Dallas, TX	2.0	1.0	778	$890	$1.14	17d	1	1.40mi
5316 Reiger Ave Dallas, TX	3.0	2.5	1200	$1,999	$1.67	8d	1	1.40mi
7440 La Vista Dr Dallas, TX	1.0–2.0	1.0–2.0	767	$1,837	$2.39	2d	23	1.41mi
4616 Eastside Ave Unit A Dallas, TX	2.0	1.0	731	$1,400	$1.92	44d	1	1.42mi
7110 San Mateo Blvd Dallas, TX	1.0–2.0	1.0–2.0	849	$1,462	$1.72	2d	11	1.42mi
7446 La Vista Dr Dallas, TX	2.0	2.0	1026	$1,549	$1.51	44d	1	1.43mi
101 N Brookside Dr Dallas, TX	2.0	1.0–2.0	835	$2,110	$2.53	0d	23	1.45mi
2354 Little Pocket Rd Unit B Dallas, TX	2.0	2.5	1384	$1,275	$0.92	5d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $139,000 Active 102 DOM
2. 2026-06-18
   days on market $139,000 Active 99 DOM
3. 2026-06-17
   days on market $139,000 Active 98 DOM
4. 2026-06-16
   days on market $139,000 Active 97 DOM
5. 2026-06-15
   days on market $139,000 Active 96 DOM
6. 2026-06-13
   days on market $139,000 Active 94 DOM
7. 2026-06-09
   days on market $139,000 Active 90 DOM
8. 2026-06-08
   pricestatusdays on market $139,000 Active 89 DOM
9. 2026-06-07
   statusdays on market $160,000 Active Option Contract 88 DOM
10. 2026-06-04
    days on market $160,000 Active 85 DOM
11. 2026-06-03
    days on market $160,000 Active 84 DOM
12. 2026-06-02
    days on market $160,000 Active 83 DOM
13. 2026-06-02
    days on market $160,000 Active 82 DOM
14. 2026-05-31
    days on market $160,000 Active 81 DOM
15. 2026-05-13
    status Active 901-char remark

    Show marketing remark (901 chars)

    Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

16. 2026-05-07
    historical Active Option Contract 901-char remark

    Show marketing remark (901 chars)

    Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

17. 2026-05-01
    price $160,000 901-char remark

    Show marketing remark (901 chars)

    Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

18. 2026-03-25
    price $170,000 901-char remark

    Show marketing remark (901 chars)

    Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

19. 2026-03-11
    listed $180,000 Active 901-char remark

    Show marketing remark (901 chars)

    Priced for the investor ready to roll up their sleeves! This 4-bedroom, 2-bathroom single-family home is nestled in an East Dallas neighborhood with real upside potential — just minutes from Tenison Golf Course and the growing momentum of Downtown Dallas. The bones are solid. Original hardwood floors run throughout, ready to be brought back to life. A covered front porch, a stunning mature tree out front, and a spacious backyard with a storage shed give this home great character and functionality. The home needs cosmetic and systems updates and is priced to reflect that. A 4-year-old roof means one less major expense on your renovation list! SOLD AS-IS. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information, dimensions, and property condition independently. This home is currently occupied, please text LA to schedule showing.

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 ≥109°F today · 25 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: $22,443
• − Mortgage interest: −$7,786
• − Property taxes: −$3,468
• − Insurance: −$695
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$4,044
• Taxable income: $2,859
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $4,133/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): 11,994
• Household income: $73,318
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 526.0

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: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 19% White 18% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 63% Dominican 1%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 30% · Canada
• Languages at home: 40% English-only · Spanish 59% 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: ▼ -121.38%
• Current HPI: 372.672
• Rent YoY: —
• 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

-11.1% since first listed

5 events — show timeline

• 2026-05-13 Relisted — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-05-01 Price Changed $160,000 NTREIS
• 2026-03-25 Price Changed $170,000 NTREIS
• 2026-03-11 Listed $180,000 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $3,468 · -7.8% YoY. Source: county tax records.