2815 Burger Ave · Dallas, TX 75215

$145,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 306 Days on market

Built 1925 5,489 sqft lot $144/sqft · at area comps Est $147k · at est. ↓ 12% since listing

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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 +23.0/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• 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

Listing remarks MLS

Move-In Ready Home in South Dallas – Ideal for Investors or First-Time Buyers! Located in the heart of South Dallas, this property is ready for its next owner. The area is experiencing rapid growth, with new construction and revitalization projects all around. Enjoy quick access to downtown Dallas, major highways, and public transit. The home features a large backyard with space for outdoor living or future improvements. Whether you're an investor seeking a solid rental or a first-time buyer looking to build equity, this is a great opportunity in a rising neighborhood. . NO SIGN AT THE HOUSE! SOLD AS IS!! All info contained herein is deemed reliable but not guaranteed. Buyer and Buyers Agent to verify accuracy of any and all information presented herein measurements, SQFT, Taxes, schools and all other info including restrictions, etc. Neither seller nor listing agent makes any representation as to accuracy. No HOA etc.. BRING YOUR OFFERS! No survey available. All offers must be sent to [email protected] with Pre-approval letter from lender or POF. Do Not Change Title Company SOLD AS IS!!

Key facts

• New construction
• Large backyard
• Move in ready

Tags

• MOVE IN READY
• NEW CONSTRUCTION
• LARGE BACKYARD
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 40 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).
• This rent runs 44% 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 $2k 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.
• At projected returns (0.8% appreciation + 7.2% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.16% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $146,539
• List price: $145,000
• Delta: -1.05%
• 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
3703 Dunbar St	0.23mi	2/1.0	978 (-3%)	5mo	$120,000	$123	80
3716 Dildock St	0.29mi	3/1.0 (+1)	1,008 (0%)	8mo	$134,900	$134	75
2912 Warren Ave	0.15mi	2/1.5	1,122 (+11%)	0mo	$125,000	$111	72
2700 Tanner St	0.11mi	3/2.0 (+1)	1,054 (+5%)	8mo	$170,000	$161	72
3111 Mcdermott Ave	0.35mi	3/2.0 (+1)	1,043 (+4%)	4mo	$226,000	$217	66
3515 Meadow St	0.25mi	3/2.0 (+1)	1,120 (+11%)	1mo	$240,000	$214	60
3626 Meyers St	0.19mi	3/2.0 (+1)	1,144 (+14%)	1mo	$167,000	$146	59
2726 Carpenter Ave	0.70mi	3/1.0 (+1)	1,008 (0%)	6mo	$119,000	$118	57
2332 Poplar St	0.67mi	3/2.0 (+1)	1,036 (+3%)	1mo	$249,900	$241	54
3519 Frank St	0.66mi	2/1.0	924 (-8%)	4mo	$90,000	$97	52
2429 Romine Ave	0.43mi	2/2.0	864 (-14%)	12mo	$200,000	$231	42
3719 Metropolitan Ave	0.73mi	3/1.0 (+1)	1,088 (+8%)	7mo	$225,000	$207	42

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: 11.9%
• Equity multiple: 1.62×
• Total profit: $25,021
• Equity at exit: $47,916

10-year hold

• IRR: 18.6%
• Equity multiple: 3.50×
• Total profit: $101,474
• Equity at exit: $62,469

Cash invested: $40,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$760
• Tax from tax record: −$245 /mo · $2,943/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $257

Break-even live

Break-even rent $1,349

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	21d	1	0.11mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	14d	1	0.20mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.20mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	2d	1	0.33mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	1d	1	0.37mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	14d	1	0.42mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	4d	1	0.47mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	14d	1	0.50mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	43d	1	0.50mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.50mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	16d	1	0.50mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	0.68mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	43d	1	0.75mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.80mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	0.81mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	2d	1	0.84mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	20d	1	0.84mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	13d	1	0.84mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	43d	1	0.85mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	0.86mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	43d	1	0.86mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	0.87mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	0.87mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	43d	1	0.87mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	43d	1	0.87mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.88mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	24d	1	0.90mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	43d	1	0.91mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	0.96mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	13d	1	0.98mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	11d	4	0.98mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	1.00mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	1.08mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	1.08mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	1.10mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	1.12mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,375	$1.34	6d	1	1.13mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	43d	1	1.14mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	1.15mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	1.15mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 306 DOM
2. 2026-06-17
   days on market $145,000 Active 305 DOM
3. 2026-06-16
   days on market $145,000 Active 304 DOM
4. 2026-06-15
   days on market $145,000 Active 303 DOM
5. 2026-06-13
   days on market $145,000 Active 301 DOM
6. 2026-06-09
   days on market $145,000 Active 297 DOM
7. 2026-06-08
   days on market $145,000 Active 296 DOM
8. 2026-06-07
   days on market $145,000 Active 295 DOM
9. 2026-06-04
   days on market $145,000 Active 292 DOM
10. 2026-06-03
    days on market $145,000 Active 291 DOM
11. 2026-06-02
    days on market $145,000 Active 290 DOM
12. 2026-06-02
    days on market $145,000 Active 289 DOM
13. 2026-05-31
    days on market $145,000 Active 288 DOM
14. 2025-08-25
    price $145,000 1118-char remark

    Show marketing remark (1118 chars)

    Move-In Ready Home in South Dallas – Ideal for Investors or First-Time Buyers! Located in the heart of South Dallas, this property is ready for its next owner. The area is experiencing rapid growth, with new construction and revitalization projects all around. Enjoy quick access to downtown Dallas, major highways, and public transit. The home features a large backyard with space for outdoor living or future improvements. Whether you're an investor seeking a solid rental or a first-time buyer looking to build equity, this is a great opportunity in a rising neighborhood. . NO SIGN AT THE HOUSE! SOLD AS IS!! All info contained herein is deemed reliable but not guaranteed. Buyer and Buyers Agent to verify accuracy of any and all information presented herein measurements, SQFT, Taxes, schools and all other info including restrictions, etc. Neither seller nor listing agent makes any representation as to accuracy. No HOA etc.. BRING YOUR OFFERS! No survey available. All offers must be sent to [email protected] with Pre-approval letter from lender or POF. Do Not Change Title Company SOLD AS IS!!

15. 2025-08-16
    listed $165,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    Move-In Ready Home in South Dallas – Ideal for Investors or First-Time Buyers! Located in the heart of South Dallas, this property is ready for its next owner. The area is experiencing rapid growth, with new construction and revitalization projects all around. Enjoy quick access to downtown Dallas, major highways, and public transit. The home features a large backyard with space for outdoor living or future improvements. Whether you're an investor seeking a solid rental or a first-time buyer looking to build equity, this is a great opportunity in a rising neighborhood. . NO SIGN AT THE HOUSE! SOLD AS IS!! All info contained herein is deemed reliable but not guaranteed. Buyer and Buyers Agent to verify accuracy of any and all information presented herein measurements, SQFT, Taxes, schools and all other info including restrictions, etc. Neither seller nor listing agent makes any representation as to accuracy. No HOA etc.. BRING YOUR OFFERS! No survey available. All offers must be sent to [email protected] with Pre-approval letter from lender or POF. Do Not Change Title Company SOLD AS IS!!

16. 2018-03-08
    soldstatus
17. 2018-01-02
    soldstatus
18. 2010-05-04
    soldstatus
19. 2009-06-11
    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: $2,943 · $245/mo
• Projected year-2 tax: $2,943 · $245/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,099
• − Mortgage interest: −$8,122
• − Property taxes: −$2,943
• − Insurance: −$725
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,218
• Taxable income: $875
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,875/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

-12.1% since first listed

6 events — show timeline

• 2025-08-25 Price Changed $145,000 NTREIS
• 2025-08-16 Listed $165,000 NTREIS
• 2018-03-08 Sold (Public Records) — Public Records
• 2018-01-02 Sold (Public Records) — Public Records
• 2010-05-04 Sold (Public Records) — Public Records
• 2009-06-11 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,943 · -1.1% YoY. Source: county tax records.