352 E Page Ave · Dallas, TX 75203

$274,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 112 Days on market

Built 1945 6,229 sqft lot $222/sqft · at area comps Est $272k · at est. ↓ 8% 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.0/15.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.8/5.0

Listing remarks MLS

This 3-bedroom, 2-bath home offers plenty of parking, a smart modern layout, and stylish updates throughout—perfect for comfortable living or entertaining. Fully remodeled bungalow features a new HVAC system, roof, plumbing, wiring, layout, and water heater, offering true move-in-ready peace of mind. Tucked away in a secluded and private cul-de-sac, the home delivers quiet living with immediate access to I-35, restaurants, and entertainment, making commuting a breeze. Just minutes from Halperin Park, Dallas’ most transformative green space project, opening in Spring 2026.

Key facts

• 6,229 sq ft lot
• Built 1945
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (22.4% below list).
• Recommended offer: $213k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 soft (-2.7%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,134/mo this rent would consume 54% of the median local household income ($47k/yr) (locally 948% 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,403 (22.4% 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 112 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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: 0.78% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (median comp): $272,155
• List price: $274,900
• Delta: 1.01%
• 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
1220 Alaska Ave	0.43mi	2/1.0 (-1)	1,176 (-5%)	1mo	$165,000	$140	66
1207 Morrell Ave	0.68mi	3/2.0	1,258 (+2%)	0mo	$249,999	$199	62
1417 Seevers Ave	0.72mi	2/1.0 (-1)	1,250 (+1%)	4mo	$349,900	$280	57
213 W Brooklyn Ave	0.42mi	3/1.0	1,088 (-12%)	5mo	$275,000	$253	56
1331 Michigan Ave	0.55mi	3/2.0	1,348 (+9%)	1mo	$340,000	$252	56
311 Leads St	0.71mi	3/1.0	1,176 (-5%)	9mo	$250,000	$213	51
1330 Alaska Ave	0.57mi	4/2.0 (+1)	1,270 (+2%)	13mo	$299,900	$236	49
222 Appian Way	0.65mi	2/1.5 (-1)	1,293 (+4%)	12mo	$365,000	$282	45
1211 Strickland St	0.70mi	3/1.0	1,164 (-6%)	16mo	$121,000	$104	43
419 W 10th St	0.75mi	3/2.0	1,279 (+3%)	15mo	$890,000	$696	43
1023 Fernwood	0.56mi	3/2.0	1,101 (-11%)	14mo	$294,999	$268	39
1346 Michigan Ave	0.59mi	2/1.0 (-1)	1,393 (+12%)	10mo	$299,000	$215	39

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.65×
• Total profit: $126,626
• Equity at exit: $247,652

10-year hold

• IRR: 18.0%
• Equity multiple: 5.87×
• Total profit: $375,112
• Equity at exit: $534,070

Cash invested: $76,972 (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 75203

• Home prices YoY: 31.8%
• Rents YoY: -2.7%
• Active inventory: 142
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$395 /mo · $4,741/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-265

Break-even live

Break-even rent $2,470

Max offer price $228,021

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	3d	2	0.36mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	24d	1	0.40mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	43d	1	0.40mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	24d	1	0.51mi
1027 Morrell Ave Dallas, TX	2.0	1.0	1140	$1,800	$1.58	44d	1	0.58mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	24d	1	0.58mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	0.65mi
212 Stellariga Pl Dallas, TX	2.0	2.5	1342	$2,345	$1.75	43d	1	0.66mi
239 W 9th St Unit 6-226 Dallas, TX	2.0	2.0	1398	$2,098	$1.50	43d	1	0.67mi
239 W 9th St Unit 1148 Dallas, TX	2.0	2.0	1144	$2,002	$1.75	43d	1	0.67mi
1210 Grant St Dallas, TX	4.0	1.0	1370	$2,050	$1.50	7d	1	0.67mi
211 E Davis St Dallas, TX	1.0–2.0	1.0–2.0	707	$1,550	$2.19	3d	8	0.69mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,995	$1.69	7d	1	0.71mi
200 N Bishop Ave Unit 223 Dallas, TX	2.0	2.0	1209	$2,881	$2.38	3d	1	0.74mi
111 W Davis St Dallas, TX	1.0–2.0	1.0–2.0	999	$3,011	$3.01	2d	33	0.77mi
416 W 9th St Unit a Dallas, TX	4.0	2.0	1279	$2,800	$2.19	43d	1	0.78mi
422 W 9th St Unit 1042 Dallas, TX	2.0	2.0	1301	$2,085	$1.60	43d	1	0.78mi
422 W 9th St Unit 328 Dallas, TX	2.0	2.0	1369	$2,031	$1.48	43d	1	0.78mi
615 Elsbeth St Dallas, TX	1.0–2.0	1.0	760	$1,599	$2.10	6d	2	0.82mi
435 W 9th St Unit E, F, G Dallas, TX	3.0	3.0	1120	$2,800	$2.50	24d	1	0.83mi
406 Lansing St Dallas, TX	2.0	2.0	1014	$2,145	$2.12	6d	1	0.85mi
728 N Beckley Ave Dallas, TX	3.0	2.0	1320	$2,800	$2.12	7d	1	0.86mi
701 Elsbeth St Dallas, TX	2.0	1.0	850	$1,150	$1.35	43d	1	0.87mi
335 N Marsalis Ave Dallas, TX	3.0	2.0	1260	$2,100	$1.67	43d	1	0.87mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	0.90mi
505 W 8th St Dallas, TX	1.0–2.0	1.0–2.0	925	$3,079	$3.33	2d	25	0.93mi
612 Haines Ave Dallas, TX	2.0	1.0	1200	$2,866	$2.39	43d	1	0.93mi
405 N Ewing Ave Dallas, TX	3.0	1.0–2.0	941	$2,875	$3.05	2d	48	0.96mi
607 Woodbine Ave Dallas, TX	2.0	1.0	782	$1,350	$1.73	7d	1	0.98mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	7d	1	1.04mi
517 S Vernon Ave Dallas, TX	2.0	1.0	896	$1,750	$1.95	43d	1	1.05mi
801 N Bishop Ave Unit 1-205 Dallas, TX	2.0	2.0	1185	$2,099	$1.77	4d	1	1.05mi
606 N Marsalis Ave Dallas, TX	2.0	1.0	800	$1,475	$1.84	11d	2	1.07mi
609 N Lancaster Ave Dallas, TX	1.0–2.0	1.0	725	$1,149	$1.58	1d	2	1.07mi
706 Cedar Hill Ave Dallas, TX	2.0	1.0	805	$2,100	$2.61	43d	1	1.09mi
738 Woodlawn Ave Unit 450 Dallas, TX	2.0	2.0	1100	$1,900	$1.73	20d	1	1.09mi
738 Woodlawn Ave Unit 446 Dallas, TX	2.0	2.0	1100	$1,495	$1.36	20d	1	1.09mi
627 N Lancaster Ave Dallas, TX	2.0	1.0–2.0	800	$1,950	$2.44	3d	7	1.12mi
624 N Lancaster Ave Dallas, TX	2.0	1.0–2.0	800	$2,365	$2.96	7d	4	1.12mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	43d	1	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $274,900 Active 112 DOM
2. 2026-06-17
   days on market $274,900 Active 111 DOM
3. 2026-06-16
   days on market $274,900 Active 110 DOM
4. 2026-06-15
   days on market $274,900 Active 109 DOM
5. 2026-06-13
   days on market $274,900 Active 107 DOM
6. 2026-06-09
   days on market $274,900 Active 103 DOM
7. 2026-06-08
   days on market $274,900 Active 102 DOM
8. 2026-06-07
   days on market $274,900 Active 101 DOM
9. 2026-06-04
   days on market $274,900 Active 98 DOM
10. 2026-06-03
    days on market $274,900 Active 97 DOM
11. 2026-06-02
    days on market $274,900 Active 96 DOM
12. 2026-06-02
    days on market $274,900 Active 95 DOM
13. 2026-05-31
    days on market $274,900 Active 94 DOM
14. 2026-05-07
    price $274,900 596-char remark

    Show marketing remark (596 chars)

    This 3-bedroom, 2-bath home offers plenty of parking, a smart modern layout, and stylish updates throughout—perfect for comfortable living or entertaining. Fully remodeled bungalow features a new HVAC system, roof, plumbing, wiring, layout, and water heater, offering true move-in-ready peace of mind. Tucked away in a secluded and private cul-de-sac, the home delivers quiet living with immediate access to I-35, restaurants, and entertainment, making commuting a breeze. Just minutes from Halperin Park, Dallas’ most transformative green space project, opening in Spring 2026.

15. 2026-04-03
    price $292,500 596-char remark

    Show marketing remark (596 chars)

    This 3-bedroom, 2-bath home offers plenty of parking, a smart modern layout, and stylish updates throughout—perfect for comfortable living or entertaining. Fully remodeled bungalow features a new HVAC system, roof, plumbing, wiring, layout, and water heater, offering true move-in-ready peace of mind. Tucked away in a secluded and private cul-de-sac, the home delivers quiet living with immediate access to I-35, restaurants, and entertainment, making commuting a breeze. Just minutes from Halperin Park, Dallas’ most transformative green space project, opening in Spring 2026.

16. 2026-02-20
    listed $298,900 Active 596-char remark

    Show marketing remark (596 chars)

    This 3-bedroom, 2-bath home offers plenty of parking, a smart modern layout, and stylish updates throughout—perfect for comfortable living or entertaining. Fully remodeled bungalow features a new HVAC system, roof, plumbing, wiring, layout, and water heater, offering true move-in-ready peace of mind. Tucked away in a secluded and private cul-de-sac, the home delivers quiet living with immediate access to I-35, restaurants, and entertainment, making commuting a breeze. Just minutes from Halperin Park, Dallas’ most transformative green space project, opening in Spring 2026.

17. 2023-11-07
    soldstatus
18. 2023-11-07
    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: $4,741 · $395/mo
• Projected year-2 tax: $5,031 · $419/mo
• Expected delta: +$289/yr (+$24/mo · 6.1%)

ⓘ 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 · 23 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: $25,608
• − Mortgage interest: −$15,399
• − Property taxes: −$4,741
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$7,997
• Taxable loss: −$8,001
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-1,264/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): 15,775
• Household income: $46,989
• Rent vs Own: 62.1% rent · 37.9% own
• Severe rent burden: 948.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 59% Black 31% Two or more races 17% White 7% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Swiss 1%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 51% French/Haitian/Cajun 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: ▲ 86.64%
• Current HPI: 358.9507
• Rent YoY: ▼ -2.72%
• 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

-8.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $274,900 NTREIS
• 2026-04-03 Price Changed $292,500 NTREIS
• 2026-02-20 Listed $298,900 NTREIS
• 2023-11-07 Sold (Public Records) — Public Records
• 2023-11-07 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,741 · +14.1% YoY. Source: county tax records.