2502 E Overton Rd · Dallas, TX 75216

$158,999

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 51 Days on market

Built 1952 9,540 sqft lot $149/sqft · 11% below area Est $179k · 11% 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 +19.1/30.0
• ARV discount +12.6/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• 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 MLS

This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

Key facts

• 9,540 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Property is Real Estate Owned (REO); Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Second mortgage: No; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: Driveway; Garage; Attached 1-car garage
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Accessibility features not present; Not attached to another property
• Construction: Siding exterior; Composition/shingle roof; Slab foundation; Built in 1952
• Exterior features: Covered porch(es); Partial chain-link fencing

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Primary bedroom on level 1 (14 x 11); Bedroom on level 1 (10 x 12); Bedroom on level 1 (11 x 12)
• Flooring: Ceramic tile; Hardwood; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Cable TV available; Walk-in closets; One living area; One dining area; 8 total rooms; Levels: One
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Adelle Turner El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 285 students, 87% FRL); John Lewis Social Justice Academy At O W Holmes (math 22% / reading 22%, grade F, #1,360 of 1,662 statewide, top 83%, 581 students, 100% FRL); Franklin D Roosevelt H S of Innovation (math 12% / reading 22%, grade F, #1,491 of 1,632 statewide, top 92%, 748 students, 96% FRL).
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,802/mo this rent would consume 52% 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 $5k 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 51 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — 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 $154,229 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (median comp): $179,437
• List price: $158,999
• Delta: -11.39%
• 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
2516 Marfa Ave	0.08mi	3/2.0	1,056 (-1%)	3mo	$219,900	$208	89
2554 Marfa Ave	0.14mi	3/2.0	1,042 (-2%)	6mo	$144,500	$139	81
2628 Lea Crest Dr	0.22mi	3/2.0	1,100 (+3%)	4mo	$217,500	$198	77
2427 Hudspeth Ave	0.13mi	3/1.0	1,192 (+12%)	1mo	$179,000	$150	73
2239 Exeter Ave	0.42mi	3/1.0	1,028 (-3%)	7mo	$125,000	$122	69
2218 Kathleen Ave	0.34mi	2/1.0 (-1)	1,128 (+6%)	2mo	$155,900	$138	67
2703 Eagle Dr	0.58mi	3/1.0	1,088 (+2%)	6mo	$180,000	$165	64
2665 Locust Ave	0.66mi	3/2.0	1,076 (+1%)	3mo	$131,200	$122	61
2725 Custer Dr	0.66mi	3/2.0	1,073 (+1%)	5mo	$195,000	$182	60
2731 Fordham Rd	0.53mi	3/2.0	1,022 (-4%)	6mo	$199,000	$195	59
1713 Hemphill Dr	0.49mi	2/1.0 (-1)	932 (-12%)	5mo	$165,000	$177	47
2629 Bowling Green Ave	0.65mi	2/1.0 (-1)	949 (-11%)	4mo	$205,000	$216	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,658
• Equity at exit: $23,707

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $12,617
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$834
• Tax from tax record: −$354 /mo · $4,249/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $169

Break-even live

Break-even rent $1,587

Max offer price $158,999

Occupancy floor 86%

Sensitivity live

Price	-10% $259	-5% $214	+0% $169	+5% $124	+10% $79
Rent	-10% $27	-5% $98	+0% $169	+5% $240	+10% $312
Rate	-1.0pp $249	-0.5pp $210	base $169	+0.5pp $128	+1.0pp $86

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	45d	1	0.16mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	7d	1	0.21mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	9d	1	0.26mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	45d	1	0.32mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	45d	1	0.35mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	26d	1	0.50mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	9d	1	0.55mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	24d	1	0.70mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	4d	1	0.71mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	8d	1	0.71mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	21d	1	0.71mi
2625 E Illinois Ave Dallas, TX	1.0–2.0	1.0	700	$1,050	$1.50	15d	18	0.71mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	6d	1	0.71mi
2625 E Illinois Ave Unit 102 Dallas, TX	2.0	1.0	750	$1,050	$1.40	26d	1	0.73mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	9d	1	0.81mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	0.88mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	4d	1	1.01mi
4105 Balch Dr Dallas, TX	3.0	2.5	1464	$1,650	$1.13	45d	1	1.09mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	1.14mi
3024 Modree Ave Dallas, TX	3.0	2.0	1149	$1,700	$1.48	45d	1	1.17mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,625	$2.04	0d	6	1.23mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,512	$2.94	45d	7	1.28mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,410	$1.78	45d	3	1.30mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,475	$1.43	5d	1	1.40mi
3035 E Ledbetter Dr Dallas, TX	1.0–2.0	1.0	643	$1,275	$1.98	5d	1	1.46mi

Listing history 27 events

1. 2026-06-21
   days on market $158,999 Active 51 DOM
2. 2026-06-18
   days on market $158,999 Active 48 DOM
3. 2026-06-17
   days on market $158,999 Active 47 DOM
4. 2026-06-16
   days on market $158,999 Active 46 DOM
5. 2026-06-15
   days on market $158,999 Active 45 DOM
6. 2026-06-13
   days on market $158,999 Active 43 DOM
7. 2026-06-09
   pricedays on market $158,999 Active 39 DOM
8. 2026-06-08
   days on market $169,000 Active 38 DOM
9. 2026-06-07
   days on market $169,000 Active 37 DOM
10. 2026-06-04
    pricedays on market $169,000 Active 34 DOM
11. 2026-06-03
    days on market $175,000 Active 33 DOM
12. 2026-06-02
    days on market $175,000 Active 32 DOM
13. 2026-06-01
    days on market $175,000 Active 31 DOM
14. 2026-05-31
    days on market $175,000 Active 30 DOM
15. 2026-05-01
    listed $175,000 Active 465-char remark
16. 2018-12-13
    soldstatus
17. 2018-12-12
    soldstatus Sold 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

18. 2018-11-26
    status Pending 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

19. 2018-11-20
    historical Active Option Contract 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

20. 2018-11-01
    price $115,000 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

21. 2018-10-05
    price $120,000 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

22. 2018-09-16
    listed $125,000 Active 255-char remark

    Show marketing remark (255 chars)

    This home is a must see with a totally make over. This home features fresh paint, new roof, new fixtures, tile, blinds and beautiful original restored hardwood floors. This home is located near the Dart Rail as well as a short commute to Downtown Dallas.

23. 2007-10-22
    soldstatus

    Show marketing remark (380 chars)

    Cute 50s bungalow, great price! Some remodeling already done, newer kitchen cabinets, counter-tops. Berber carpet. Good size rooms! Needs some TLC to make it shine again. Property being sold AS IS. Seller is unaware of the condition of the Property. Seller makes no warranties, expressed or implied, as to the condition of the Property or the presence of any hazardous substances.

24. 2007-10-11
    historical

    Show marketing remark (380 chars)

    Cute 50s bungalow, great price! Some remodeling already done, newer kitchen cabinets, counter-tops. Berber carpet. Good size rooms! Needs some TLC to make it shine again. Property being sold AS IS. Seller is unaware of the condition of the Property. Seller makes no warranties, expressed or implied, as to the condition of the Property or the presence of any hazardous substances.

25. 2007-05-18
    listed $29,900

    Show marketing remark (380 chars)

    Cute 50s bungalow, great price! Some remodeling already done, newer kitchen cabinets, counter-tops. Berber carpet. Good size rooms! Needs some TLC to make it shine again. Property being sold AS IS. Seller is unaware of the condition of the Property. Seller makes no warranties, expressed or implied, as to the condition of the Property or the presence of any hazardous substances.

26. 2005-12-22
    soldstatus
27. 2005-07-08
    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: $4,249 · $354/mo
• Projected year-2 tax: $4,249 · $354/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 · 24 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: $21,622
• − Mortgage interest: −$8,906
• − Property taxes: −$4,249
• − Insurance: −$795
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,625
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,131/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

+431.8% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $158,999 NTREIS
• 2026-06-03 Price Changed $169,000 NTREIS
• 2026-05-01 Listed $175,000 NTREIS
• 2018-12-13 Sold (Public Records) — Public Records
• 2018-12-12 Sold (MLS) — NTREIS
• 2018-11-26 Pending — NTREIS
• 2018-11-20 Contingent — NTREIS
• 2018-11-01 Price Changed $115,000 NTREIS
• 2018-10-05 Price Changed $120,000 NTREIS
• 2018-09-16 Listed $125,000 NTREIS
• 2007-10-22 Sold (MLS) — NTREIS
• 2007-10-11 Listing Removed — NTREIS
• 2007-05-18 Listed $29,900 NTREIS
• 2005-12-22 Sold (Public Records) — Public Records
• 2005-07-08 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,249 · -0.4% YoY. Source: county tax records.