2510 Southland St · Dallas, TX 75215

$105,000

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 23 Days on market

Built 1916 6,229 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 3 bedroom, 2 bathroom home represents a premier value add opportunity in the rapidly revitalizing 75215 zip code. Located less than 3 miles from the Dallas Central Business District and adjacent to The Cedars, the property is perfectly positioned within the path of progress to benefit from significant regional appreciation.

Key facts

• 6,229 sq ft lot
• Built 1916
• Listed 23 days

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Listing agreement: Exclusive right to sell
• Financial info: Cash offers only (listing terms)
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property, not attached
• Construction: Built in 1916; Siding exterior; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Back yard fencing; Lot under 0.5 acre (approximately 0.143 acres); Subdivision: Southland

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Decorative lighting; One living area; One dining area; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Charles Rice Learning Center (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 433 students, 98% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 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 43% 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 $2k of equity ($726 loan paydown + $829 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.54% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $249,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2332 Poplar St	0.34mi	3/2.0	1,036 (-6%)	1mo	$249,900	$241	74
2321 Greer St	0.28mi	4/1.5 (+1)	1,120 (+2%)	5mo	$119,000	$106	72
2415 Hooper St	0.42mi	2/2.0 (-1)	1,050 (-4%)	4mo	$239,900	$228	65
2411 Hooper St	0.42mi	2/2.0 (-1)	1,050 (-4%)	5mo	$239,900	$228	64
2417 Hooper St	0.41mi	2/2.0 (-1)	1,050 (-4%)	5mo	$239,900	$228	64
2413 Hooper St	0.42mi	2/2.0 (-1)	1,050 (-4%)	5mo	$239,900	$228	64
2714 Stephenson Dr	0.33mi	3/2.5	1,225 (+12%)	1mo	$210,000	$171	62
2719 Starks Ave	0.59mi	3/2.0	1,143 (+4%)	5mo	$279,900	$245	62
2403 Romine Ave	0.60mi	3/2.0	1,170 (+7%)	2mo	$210,000	$179	59
2232 Poplar St	0.38mi	3/1.0	1,231 (+12%)	5mo	$90,000	$73	54
3925 Malcolm X Blvd	0.53mi	3/2.0	1,248 (+14%)	0mo	$199,000	$159	52
3712 Ruskin St	0.68mi	4/2.0 (+1)	1,210 (+10%)	4mo	$210,000	$174	42

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: 22.9%
• Equity multiple: 2.21×
• Total profit: $35,442
• Equity at exit: $34,698

10-year hold

• IRR: 28.8%
• Equity multiple: 4.97×
• Total profit: $116,632
• Equity at exit: $45,236

Cash invested: $29,400 (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: 248
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$551
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $430

Break-even live

Break-even rent $1,070

Max offer price $105,000

Occupancy floor 68%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	3d	1	0.05mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	21d	1	0.05mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	6d	1	0.10mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	15d	1	0.10mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	44d	1	0.12mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	15d	1	0.13mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	0.14mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	0.38mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	0.44mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	24d	1	0.51mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,840	$1.79	7d	1	0.53mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	44d	1	0.56mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	24d	1	0.56mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	0.57mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	7d	1	0.58mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	44d	1	0.58mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.61mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.68mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	15d	1	0.70mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.72mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	24d	1	0.76mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.78mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.78mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	0.86mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	3d	1	0.87mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.87mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	44d	1	0.88mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	15d	1	0.89mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.92mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,340	$1.72	6d	1	0.98mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	7d	1	0.99mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	1.02mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	1.02mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	1.07mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	1.10mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.16mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	1.19mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,275	$1.82	6d	1	1.20mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	24d	1	1.20mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	1.21mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-08
   listed $105,000 Active

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,012 · $251/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $19,369
• − Mortgage interest: −$5,882
• − Property taxes: −$3,012
• − Insurance: −$525
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$3,055
• Taxable income: $3,796
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,245/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

2 events — show timeline

• 2026-05-01 Pending — NTREIS
• 2026-04-08 Listed $105,000 NTREIS

Property tax history

+9.5%/yr

Latest (2025): $3,012 · -2.5% YoY. Source: county tax records.