2014 Berwick Ave · Dallas, TX 75203

$139,999

2 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 2 Days on market

Built 1925 8,189 sqft lot Est $264k · 47% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• DSCR +7.7/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

INVESTOR SPECIAL! Rare opportunity to acquire a true fixer upper on a large lot with tremendous upside potential. This AS IS property is ideal for investors, flippers, landlords, buy and hold investors, BRRRR operators, seller finance investors, and cash buyers looking for their next project. Property needs rehab, repairs, updates, and TLC throughout but offers strong value-add potential for the right buyer. Whether your strategy is a full renovation and resale, fixxer upper, long-term rental, owner finance exit, or portfolio addition, this property presents multiple investment opportunities. Seller is motivated and ready to make a deal but will make absolutely no repairs. Bring your contra

Key facts

• Large lot
• 8,189 sq ft lot
• Built 1925

Tags

• LARGE LOT
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: No special taxing entities; No known restrictions; Will not subdivide
• Financial info: Listing accepts Cash and FHA-203K
• HOA & community: No association; Other community features

Exterior

• Parking: Driveway
• Security: Other security features
• Utilities: City water; City sewer; Other utilities; Not in a municipal utility district
• Home design: Single family residence; One-story; Residential property; Preowned (built in 1925)
• Construction: Composition roof; Other construction materials; Other foundation details; Built in 1925
• Exterior features: Deck; Other exterior features; Few trees on the lot; Wood fencing

Interior

• Kitchen: Other appliances
• Bedrooms: Three bedrooms (primary bedroom on main level)
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Other heating
• Interior features: Two total rooms (one living area and one dining area); Accessible entrance; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.6% 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: 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.
• Zoned schools: Cedar Crest El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 321 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 142 active listings in the ZIP; 34 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 $1,862/mo this rent would consume 48% 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 $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,999

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.37
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $264,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1721 Essex Ave	0.06mi	2/1.0	1,275 (-6%)	9mo	$265,000	$208	79
2014 Huntingdon Ave	0.32mi	3/2.0 (+1)	1,320 (-3%)	8mo	$240,000	$182	64
1431 Carson St	0.60mi	3/2.0 (+1)	1,345 (-1%)	1mo	$299,000	$222	60
1356 S Denley Dr	0.54mi	3/2.0 (+1)	1,400 (+3%)	3mo	$245,000	$175	59
1826 Norfolk Ave	0.22mi	2/2.0	1,200 (-12%)	9mo	$259,000	$216	58
1411 E Waco Ave	0.60mi	3/2.0 (+1)	1,300 (-5%)	6mo	$263,800	$203	51
1539 E Woodin Blvd	0.48mi	3/2.0 (+1)	1,528 (+12%)	2mo	$289,000	$189	47
1439 E Louisiana Ave	0.47mi	3/2.5 (+1)	1,550 (+14%)	1mo	$485,000	$313	44
1543 E Illinois Ave	0.61mi	3/1.0 (+1)	1,205 (-12%)	4mo	$125,000	$104	44
2323 Van Cleave Dr	0.67mi	3/2.0 (+1)	1,517 (+11%)	3mo	$294,000	$194	38
1215 Iowa Ave	0.59mi	3/2.0 (+1)	1,204 (-12%)	9mo	$200,000	$166	36
1108 Winters St	0.69mi	3/2.0 (+1)	1,524 (+12%)	8mo	$220,000	$144	32

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: 28.8%
• Equity multiple: 3.25×
• Total profit: $88,031
• Equity at exit: $126,122

10-year hold

• IRR: 24.1%
• Equity multiple: 7.03×
• Total profit: $236,389
• Equity at exit: $271,987

Cash invested: $39,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$734
• Tax from tax record: −$410 /mo · $4,926/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $268

Break-even live

Break-even rent $1,523

Max offer price $139,999

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	7d	1	0.17mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	43d	1	0.29mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	24d	1	0.29mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	24d	1	0.62mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	13d	1	0.65mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	43d	1	0.68mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,425	$1.27	7d	1	0.68mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	43d	1	0.74mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	43d	1	0.74mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	24d	1	0.74mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	21d	1	0.75mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	2d	40	0.75mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	0.83mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	7d	1	0.86mi
2701 Easter Ave Dallas, TX	3.0	2.0	1632	$2,200	$1.35	4d	1	0.92mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,995	$1.69	7d	1	0.95mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	24d	1	0.95mi
1027 Morrell Ave Dallas, TX	2.0	1.0	1140	$1,800	$1.58	44d	1	1.02mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	24d	1	1.04mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	24d	1	1.06mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	43d	1	1.07mi
801 Avenue I Unit 1-205 Dallas, TX	2.0	2.0	1185	$2,099	$1.77	2d	1	1.09mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	43d	1	1.13mi
1511 Doyle Ave Dallas, TX	3.0	2.0	1262	$1,900	$1.51	7d	1	1.17mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	43d	1	1.17mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	3d	2	1.18mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	24d	1	1.19mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	43d	1	1.19mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	5d	1	1.20mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	43d	1	1.36mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	1.38mi
2669 Marfa Ave Unit 3 Dallas, TX	1.0	1.0	1248	$750	$0.60	24d	1	1.40mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	43d	1	1.45mi
405 S Ewing Ave Unit 309 Dallas, TX	3.0	2.0	1343	$2,875	$2.14	24d	1	1.45mi

Listing history 3 events

1. 2026-06-18
   days on market $139,999 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $139,999 Active 1 DOM

ⓘ 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: $4,926 · $410/mo
• Projected year-2 tax: $4,926 · $410/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 · 22 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: $22,344
• − Mortgage interest: −$7,842
• − Property taxes: −$4,926
• − Insurance: −$700
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$4,073
• Taxable income: $1,228
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,921/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

3 events — show timeline

• 2026-06-16 Listed $139,999 NTREIS
• 2026-04-30 Sold (Public Records) — Public Records
• 2026-03-06 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,926 · +5.7% YoY. Source: county tax records.