3817 Latimer St · Dallas, TX 75215

$79,800

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 75 Days on market

Built 1926 3,528 sqft lot $100/sqft · 44% below area Est $143k · 44% under ↓ 32% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

Key facts

• New construction
• Prime opportunity
• 3,528 sq ft lot

Tags

• NEW CONSTRUCTION
• REDEVELOPMENT POTENTIAL
• FAST-CHANGING NEIGHBORHOOD
• PRIME OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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); 247 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $1k of equity ($552 loan paydown + $630 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 $75,012 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 4.5

CMA / ARV

• ARV (median comp): $143,191
• List price: $79,800
• Delta: -44.27%
• 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
2329 Poplar St	0.21mi	2/1.0	829 (+4%)	16mo	$125,000	$151	71
3512 S Harwood St	0.38mi	2/1.0	840 (+5%)	4mo	$90,000	$107	70
2429 Romine Ave	0.06mi	2/2.0	864 (+8%)	12mo	$200,000	$231	70
2915 Reed Ln	0.54mi	2/1.0	836 (+4%)	5mo	$175,000	$209	63
2911 Reed Ln	0.53mi	2/1.0	744 (-7%)	11mo	$80,000	$108	54
3030 Pine St	0.62mi	2/1.0	744 (-7%)	8mo	$85,000	$114	53
3115 Carpenter	0.72mi	2/1.0	842 (+5%)	6mo	$169,000	$201	52
2718 Pine St	0.39mi	2/1.0	702 (-12%)	15mo	$95,000	$135	49
3121 Metropolitan Ave	0.71mi	2/2.0	843 (+5%)	12mo	$249,900	$296	44
3119 Tuskegee St	0.67mi	2/1.0	720 (-10%)	12mo	$85,000	$118	42
3110 Roby St	0.68mi	2/2.0	728 (-9%)	13mo	$115,000	$158	38
2831 Marburg St	0.62mi	3/2.0 (+1)	900 (+12%)	11mo	$235,000	$261	32

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: 36.0%
• Equity multiple: 2.92×
• Total profit: $42,916
• Equity at exit: $26,370

10-year hold

• IRR: 40.8%
• Equity multiple: 6.68×
• Total profit: $126,847
• Equity at exit: $34,379

Cash invested: $22,344 (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: 247
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$418
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $559

Break-even live

Break-even rent $786

Max offer price $79,800

Occupancy floor 58%

Sensitivity live

Price	-10% $604	-5% $582	+0% $559	+5% $537	+10% $514
Rent	-10% $441	-5% $500	+0% $559	+5% $618	+10% $677
Rate	-1.0pp $599	-0.5pp $579	base $559	+0.5pp $539	+1.0pp $517

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	0.21mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	0.22mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.32mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	4d	1	0.33mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	44d	1	0.35mi
1724 Pear St Unit 1 Dallas, TX	2.0	1.0	605	$875	$1.45	44d	1	0.49mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	25d	1	0.50mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	44d	1	0.50mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	21d	1	0.51mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	4d	1	0.51mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	0.57mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	16d	1	0.57mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	44d	1	0.57mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	0.58mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	0.58mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.67mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.88mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	12d	4	0.93mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	0.95mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	12d	1	0.98mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	25d	1	1.05mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	1.07mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.07mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	1.15mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	1.15mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,600	$1.47	0d	1	1.23mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	25d	1	1.24mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	15d	1	1.32mi
4205 Metropolitan Ave Dallas, TX	2.0	1.0	625	$1,150	$1.84	44d	1	1.38mi
2010 S Cesar Chavez Blvd Dallas, TX	1.0	1.0	791	$1,047	$1.32	44d	1	1.40mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	0d	56	1.41mi
2016 S Ervay St Unit A1 Dallas, TX	1.0	1.0	660	$1,449	$2.20	44d	1	1.41mi
2016 S Ervay St Unit A2 Dallas, TX	1.0	1.0	760	$1,600	$2.11	44d	1	1.41mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	44d	1	1.41mi
3910 Polly St Dallas, TX	2.0	1.0	550	$1,100	$2.00	8d	1	1.45mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	1.45mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	6d	2	1.46mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	8d	2	1.46mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	44d	19	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $79,800 Active 75 DOM
2. 2026-06-18
   days on market $79,800 Active 72 DOM
3. 2026-06-17
   days on market $79,800 Active 71 DOM
4. 2026-06-16
   days on market $79,800 Active 70 DOM
5. 2026-06-15
   days on market $79,800 Active 69 DOM
6. 2026-06-13
   days on market $79,800 Active 67 DOM
7. 2026-06-09
   days on market $79,800 Active 63 DOM
8. 2026-06-08
   days on market $79,800 Active 62 DOM
9. 2026-06-07
   days on market $79,800 Active 61 DOM
10. 2026-06-04
    days on market $79,800 Active 58 DOM
11. 2026-06-03
    days on market $79,800 Active 57 DOM
12. 2026-06-02
    days on market $79,800 Active 56 DOM
13. 2026-06-01
    days on market $79,800 Active 55 DOM
14. 2026-05-31
    days on market $79,800 Active 54 DOM
15. 2026-05-05
    status Active 456-char remark

    Show marketing remark (456 chars)

    Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

16. 2026-04-27
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

17. 2026-04-09
    status Active 456-char remark

    Show marketing remark (456 chars)

    Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

18. 2026-03-28
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

19. 2026-03-11
    listed $88,000 Active 456-char remark

    Show marketing remark (456 chars)

    Nostalgic 2-bedroom, 1-bath home in a rapidly transforming area, directly across from the Park South Family YMCA recreation center. Surrounded by new construction, including a newly built home next door, this property offers outstanding potential for redevelopment. Existing home will not be shown the true value is in the land and the opportunity to build a new home or investment property. Come see this prime opportunity in a fast-changing neighborhood.

20. 2025-10-15
    historical
21. 2025-09-18
    price $75,000
22. 2025-09-18
    status Active
23. 2025-09-17
    price $90,000
24. 2025-09-16
    status Pending
25. 2025-09-11
    listed $129,999 Active
26. 1983-11-30
    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: $2,031 · $169/mo
• Projected year-2 tax: $2,031 · $169/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $17,926
• − Mortgage interest: −$4,470
• − Property taxes: −$2,031
• − Insurance: −$399
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,321
• Taxable income: $5,837
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,309/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

-32.3% since first listed

12 events — show timeline

• 2026-05-05 Relisted — NTREIS
• 2026-04-27 Pending — NTREIS
• 2026-04-09 Relisted — NTREIS
• 2026-03-28 Pending — NTREIS
• 2026-03-11 Listed $88,000 NTREIS
• 2025-10-15 Listing Removed — NTREIS
• 2025-09-18 Price Changed $75,000 NTREIS
• 2025-09-18 Relisted — NTREIS
• 2025-09-17 Price Changed $90,000 NTREIS
• 2025-09-16 Pending — NTREIS
• 2025-09-11 Listed $129,999 NTREIS
• 1983-11-30 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,031 · -22.2% YoY. Source: county tax records.