2610 Brandon St · Dallas, TX 75211

$149,990

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 24 Days on market

Built 1926 6,839 sqft lot Est $252k · 40% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking. This 3-bedroom, 1-bath home sits on a well-proportioned lot in one of Dallas's most-watched corridors for investor activity. Priced to move and sold strictly as-is, this property is a blank canvas for the savvy flipper, buy-and-hold investor, or visionary owner-occupant ready to build equity from the ground up. The lot is the standout. A generous footprint gives you room to expand, landscape, or explore add-on value, think detached garage, covered patio, or ADU potential subject to city approval. Interior-ring Dallas lots with this kind of usable outdoor space are increasingly hard to come by, making this a true land-value play in addition to a rehab opportunity. Lo

Key facts

• Adu potential
• Usable outdoor space
• Generous footprint

Tags

• WELL-PROPORTIONED LOT
• GENEROUS FOOTPRINT
• DETACHED GARAGE POTENTIAL
• COVERED PATIO POTENTIAL
• ADU POTENTIAL
• USABLE OUTDOOR SPACE

Property features AI

Finance

• Other: Property is not attached; Lot size under 0.5 acre (approx. 0.157 acre); Subdivision: Sunset; County: Dallas
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway (no covered or carport spaces)
• Security: Security features unknown
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Siding construction; Built in 1926; Preowned
• Exterior features: Irregular lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: Tile counters noted (flooring type not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall/window cooling units and other cooling
• Interior features: Tile counters; Decorative fireplace; One living area and one dining area; Two total main rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Arturo Salazar El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 409 students, 88% FRL).
• Market conditions: Rents falling (-3.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($57k/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 $1k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,740 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.24% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $251,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2922 Brandon St	0.46mi	2/1.0	1,062 (-2%)	1mo	$198,500	$187	75
2835 Aster St	0.43mi	3/2.0 (+1)	1,072 (-1%)	0mo	$249,900	$233	69
2907 Wilton Ave	0.47mi	3/1.5 (+1)	1,097 (+2%)	4mo	$150,000	$137	65
2738 Emmett St	0.20mi	3/2.0 (+1)	1,148 (+6%)	7mo	$295,000	$257	65
2833 Falls Dr	0.49mi	3/2.0 (+1)	1,080 (0%)	5mo	$225,000	$208	64
2415 Falls Dr	0.44mi	3/1.0 (+1)	1,104 (+2%)	10mo	$280,000	$254	62
2414 Emmett St	0.26mi	2/1.0	1,232 (+14%)	4mo	$175,000	$142	60
2827 Catherine St	0.55mi	2/1.0	1,020 (-6%)	7mo	$335,000	$328	59
906 Eli Ave	0.59mi	3/1.0 (+1)	950 (-12%)	4mo	$200,000	$211	44
2927 Kingston St	0.48mi	3/2.0 (+1)	1,220 (+13%)	10mo	$309,900	$254	39
925 S Brighton Ave	0.72mi	3/1.0 (+1)	1,219 (+13%)	2mo	$350,000	$287	38
3218 Emmett St	0.68mi	3/2.0 (+1)	1,198 (+11%)	5mo	$220,000	$184	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-13,827
• Equity at exit: $22,364

10-year hold

• IRR: -5.3%
• Equity multiple: 0.71×
• Total profit: $-12,200
• Equity at exit: $12,968

Cash invested: $41,997 (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 75211

• Rents YoY: -3.9%
• Active inventory: 158
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$787
• Tax from tax record: −$372 /mo · $4,468/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $248

Break-even live

Break-even rent $1,546

Max offer price $149,990

Occupancy floor 82%

Sensitivity live

Price	-10% $333	-5% $290	+0% $248	+5% $205	+10% $163
Rent	-10% $101	-5% $174	+0% $248	+5% $321	+10% $395
Rate	-1.0pp $323	-0.5pp $286	base $248	+0.5pp $209	+1.0pp $169

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 Emmett St Dallas, TX	1.0	1.0	700	$1,297	$1.85	7d	1	0.12mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	44d	1	0.14mi
1007 Epenard St Dallas, TX	2.0	1.0	864	$1,890	$2.19	25d	1	0.33mi
2855 Sharon St Dallas, TX	2.0	2.0	836	$2,000	$2.39	4d	1	0.40mi
1215 S Oak Cliff Blvd Dallas, TX	3.0	2.0	1260	$2,050	$1.63	44d	1	0.51mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	5d	1	0.57mi
2859 W Brooklyn Ave Dallas, TX	3.0	2.0	1430	$2,950	$2.06	44d	1	0.65mi
2529 W 12th St Dallas, TX	2.0	1.0	1120	$1,400	$1.25	44d	1	0.67mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	7d	1	0.68mi
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	6d	1	0.70mi
2849 W 12th St Dallas, TX	2.0	1.0	1115	$1,825	$1.64	7d	1	0.73mi
601 S Oak Cliff Blvd Unit 601W Dallas, TX	2.0	1.0	700	$1,500	$2.14	25d	1	0.75mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,800	$1.66	44d	1	0.77mi
2211 Wilbur St Dallas, TX	2.0	1.0	1082	$1,650	$1.52	8d	1	0.77mi
3323 W Clarendon Dr Dallas, TX	2.0	1.0	720	$1,850	$2.57	4d	1	0.80mi
227 S Hampton Rd Dallas, TX	3.0	2.0	1466	$2,300	$1.57	25d	1	0.84mi
1918 Melbourne Ave Dallas, TX	3.0	2.0	1076	$2,200	$2.04	44d	1	0.85mi
927 S Rosemont Ave Unit 927 Dallas, TX	2.0	1.5	1220	$1,599	$1.31	18d	1	0.86mi
3310 Brooklyndell Ave Dallas, TX	3.0	2.0	1400	$2,300	$1.64	44d	1	0.87mi
1227 S Montclair Ave Dallas, TX	2.0	1.0	1017	$1,700	$1.67	25d	1	0.87mi
408 S Oak Cliff Blvd Dallas, TX	1.0	1.0	1264	$1,550	$1.23	18d	1	0.88mi
912 S Rosemont Ave Dallas, TX	3.0	2.0	1430	$2,600	$1.82	15d	1	0.90mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	25d	1	0.90mi
219 S Montreal Ave Dallas, TX	2.0	1.0	850	$1,195	$1.41	0d	1	0.91mi
219 S Montreal Ave Dallas, TX	2.0	1.0	850	$1,195	$1.41	16d	1	0.91mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	44d	1	0.93mi
1514 Elmwood Blvd Unit 1018233P Dallas, TX	2.0	2.0	1140	$2,868	$2.52	0d	1	0.95mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	8d	1	0.97mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	44d	1	1.00mi
637 Coombs Creek Dr Dallas, TX	2.0	1.0	1270	$1,650	$1.30	44d	1	1.02mi
3414 June Dr Dallas, TX	2.0	1.0	980	$1,750	$1.79	44d	1	1.05mi
314 S Waverly Dr Dallas, TX	2.0	2.0	1428	$2,500	$1.75	44d	1	1.06mi
1311 Nolte Dr Dallas, TX	3.0	2.0	1318	$1,950	$1.48	44d	1	1.09mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,000	$1.51	8d	1	1.09mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,150	$1.62	25d	1	1.09mi
327 S Montclair Ave Dallas, TX	2.0	1.0	1103	$2,195	$1.99	44d	1	1.12mi
1927 W 10th St Dallas, TX	3.0	1.0	1000	$1,695	$1.70	25d	1	1.13mi
1104 S Gilpin Ave Dallas, TX	2.0	1.0	820	$1,450	$1.77	45d	1	1.14mi
306 N Montreal Ave Dallas, TX	2.0	1.0	888	$1,650	$1.86	25d	1	1.17mi
311 N Oak Cliff Blvd Dallas, TX	2.0	1.0	900	$1,700	$1.89	8d	1	1.18mi

Listing history 17 events

1. 2026-06-21
   statusdays on market $149,990 Active Option Contract 24 DOM
2. 2026-06-18
   days on market $149,990 Active 21 DOM
3. 2026-06-17
   days on market $149,990 Active 20 DOM
4. 2026-06-16
   days on market $149,990 Active 19 DOM
5. 2026-06-15
   days on market $149,990 Active 18 DOM
6. 2026-06-13
   pricedays on market $149,990 Active 16 DOM
7. 2026-06-09
   days on market $162,500 Active 12 DOM
8. 2026-06-08
   days on market $162,500 Active 11 DOM
9. 2026-06-07
   days on market $162,500 Active 10 DOM
10. 2026-06-04
    days on market $162,500 Active 7 DOM
11. 2026-06-03
    days on market $162,500 Active 6 DOM
12. 2026-06-02
    days on market $162,500 Active 5 DOM
13. 2026-06-01
    days on market $162,500 Active 4 DOM
14. 2026-05-31
    days on market $162,500 Active 3 DOM
15. 2026-05-28
    listed $162,500 Active
16. 2026-03-11
    soldstatus
17. 1981-05-26
    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: $4,468 · $372/mo
• Projected year-2 tax: $4,468 · $372/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 · 23 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: $22,318
• − Mortgage interest: −$8,402
• − Property taxes: −$4,468
• − Insurance: −$750
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,363
• Taxable income: $764
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,791/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): 73,534
• Household income: $56,807
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 2585.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 24% White 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 32% · Canada
• Languages at home: 32% English-only · Spanish 67%

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: ▼ -233.57%
• Current HPI: 343.4166
• Rent YoY: ▼ -3.89%
• 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

• 2026-05-28 Listed $162,500 NTREIS
• 2026-03-11 Sold (Public Records) — Public Records
• 1981-05-26 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,468 · -0.4% YoY. Source: county tax records.