1810 Atlas Dr · Dallas, TX 75216

$185,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 27 Days on market

Built 1945 7,579 sqft lot Est $193k · at est.

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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).

• Cash flow +14.3/30.0
• ARV discount +9.3/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Great opportunity to renovate or tear down and rebuild. Property is being sold as-is. Conveniently located near the VA North Texas, major highways, shopping, and dining. Don’t miss this chance to create something new in a growing area.

Key facts

• 7,579 sq ft lot
• Built 1945
• Listed 26 days

Property features AI

Finance

• Financial info: Listing terms include 1031 Exchange, Cash, FHA-203K
• HOA & community: No association (None)

Exterior

• Parking: Gravel parking (no covered or carport spaces listed)
• Utilities: City water; City sewer; Cable available; Other utilities
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1945
• Exterior features: Lot under 0.5 acre (approx. 0.174 acres); Gravel parking/driveway

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Pantry (kitchen storage)
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 16); Second bedroom on level 1 (approx. 11 x 12)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; Pantry; Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $35 ($419/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (8.4% below list).
• Recommended offer: $170k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Rosemont Lower - Chris V Semos Building (math 25% / reading 30%, grade F, #2,768 of 4,322 statewide, top 65%, 758 students, 61% FRL); Boude Storey Middle (math 23% / reading 31%, grade F, #1,177 of 1,662 statewide, top 72%, 445 students, 98% FRL); South Oak Cliff H S (math 12% / reading 17%, grade F, #1,522 of 1,632 statewide, top 94%, 1,513 students, 94% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,695/mo this rent would consume 49% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($182k) 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 $169,505 (8.4% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $192,576
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 Atlas Dr	0.05mi	2/1.0	868 (+6%)	5mo	$90,000	$104	83
4727 S Denley Dr	0.17mi	2/2.0	816 (0%)	8mo	$198,000	$243	81
1318 Waweenoc Ave	0.50mi	2/1.0	789 (-3%)	8mo	$199,900	$253	65
2023 Custer Dr	0.66mi	2/1.0	860 (+5%)	8mo	$145,000	$169	54
4815 Bartlett Ave	0.17mi	3/1.0 (+1)	914 (+12%)	17mo	$158,000	$173	53
4011 Biglow St	0.75mi	2/1.0	834 (+2%)	17mo	$149,000	$179	47
1519 Fordham Rd	0.55mi	3/2.0 (+1)	847 (+4%)	22mo	$199,900	$236	41
4223 Opal Ave	0.52mi	3/2.0 (+1)	889 (+9%)	20mo	$239,000	$269	35

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-25,643
• Equity at exit: $27,584

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-10,590
• Equity at exit: $15,995

Cash invested: $51,800 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$970
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $35

Break-even live

Break-even rent $1,651

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $140	-5% $87	+0% $35	+5% $-17	+10% $-70
Rent	-10% $-99	-5% $-32	+0% $35	+5% $102	+10% $169
Rate	-1.0pp $128	-0.5pp $82	base $35	+0.5pp $-13	+1.0pp $-62

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	4d	1	0.29mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	26d	1	0.32mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	9d	1	0.68mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.83mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	0.85mi
1435 Whispering Trl Dallas, TX	3.0	1.0	1047	$1,660	$1.59	9d	1	0.94mi
1754 E Red Bird Ln Dallas, TX	3.0	1.5	1115	$1,675	$1.50	9d	1	1.07mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,186	$1.49	45d	3	1.18mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	1.25mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	45d	1	1.44mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,330	$2.58	45d	7	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $185,000 Active 27 DOM
2. 2026-06-18
   days on market $185,000 Active 24 DOM
3. 2026-06-17
   days on market $185,000 Active 23 DOM
4. 2026-06-16
   days on market $185,000 Active 22 DOM
5. 2026-06-15
   days on market $185,000 Active 21 DOM
6. 2026-06-13
   days on market $185,000 Active 19 DOM
7. 2026-06-09
   days on market $185,000 Active 15 DOM
8. 2026-06-08
   pricedays on market $185,000 Active 14 DOM
9. 2026-06-07
   days on market $195,000 Active 13 DOM
10. 2026-06-04
    days on market $195,000 Active 10 DOM
11. 2026-06-03
    days on market $195,000 Active 9 DOM
12. 2026-06-02
    days on market $195,000 Active 8 DOM
13. 2026-06-01
    days on market $195,000 Active 7 DOM
14. 2026-05-31
    days on market $195,000 Active 6 DOM
15. 2026-04-25
    listed $195,000 Active
16. 2019-03-29
    soldstatus
17. 2018-03-29
    soldstatus
18. 2015-05-22
    soldstatus
19. 1998-05-15
    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: $3,083 · $257/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$302/yr (+$25/mo · 9.8%)

ⓘ 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 · 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: $20,341
• − Mortgage interest: −$10,363
• − Property taxes: −$3,083
• − Insurance: −$925
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,382
• Taxable loss: −$2,667
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,059/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

5 events — show timeline

• 2026-04-25 Listed $195,000 NTREIS
• 2019-03-29 Sold (Public Records) — Public Records
• 2018-03-29 Sold (Public Records) — Public Records
• 2015-05-22 Sold (Public Records) — Public Records
• 1998-05-15 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,083 · -0.4% YoY. Source: county tax records.