2327 Dathe St · Dallas, TX 75215

$145,000

2 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 37 Days on market

Built 1928 5,227 sqft lot $141/sqft · 12% below area Est $164k · 12% under ↓ 13% since listing

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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 +22.7/30.0
• ARV discount +12.7/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Charming single-story home with an inviting front porch and a beautiful nearby magnolia tree. Step inside and be pleasantly surprised by the spacious floor plan, offering a generous feel rarely found in homes of this era. Filled with potential, this home provides endless possibilities to make it your own. Previously owned by a photographer, part of the detached two-car garage was converted into a darkroom workshop, while still allowing space for one vehicle in the front-facing garage area. The large backyard offers plenty of room for entertaining, gardening, or future improvements. Bring your renovation ideas and transform this property into a wonderful place to call home—a perfect op

Key facts

• Front porch
• Large backyard
• Darkroom workshop

Tags

• FRONT PORCH
• MAGNOLIA TREE
• DARKROOM WORKSHOP
• LARGE BACKYARD

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Listing accepts Cash and Conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; Driveway; Garage (1 car)
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter; Cable available
• Home design: Single-family residence; Residential property; One story; Built in 1928; Subdivision: City Dev Co
• Construction: Composition/shingle roof; Other foundation
• Exterior features: Front porch; Long driveway to the rear; Lot under 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level; Bonus room on main level
• Bathrooms: One full bathroom
• Interior features: Cable TV available; High-speed internet available; Two living areas; One dining area; Six total rooms; One level
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 247 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 ($1k loan paydown + $1k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $164,072
• List price: $145,000
• Delta: -11.62%
• 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
3716 Dildock St	0.20mi	3/1.0 (+1)	1,008 (-2%)	8mo	$134,900	$134	76
2332 Poplar St	0.43mi	3/2.0 (+1)	1,036 (+0%)	2mo	$249,900	$241	69
2700 Tanner St	0.30mi	3/2.0 (+1)	1,054 (+2%)	8mo	$170,000	$161	66
3424 Kimble St	0.15mi	3/1.0 (+1)	1,178 (+14%)	2mo	$150,000	$127	63
2403 Romine Ave	0.16mi	3/2.0 (+1)	1,170 (+14%)	2mo	$210,000	$179	59
3703 Dunbar St	0.60mi	2/1.0	978 (-5%)	6mo	$120,000	$123	59
2912 Warren Ave	0.53mi	2/1.5	1,122 (+9%)	0mo	$125,000	$111	58
2726 Carpenter Ave	0.69mi	3/1.0 (+1)	1,008 (-2%)	6mo	$119,000	$118	54
3111 Mcdermott Ave	0.70mi	3/2.0 (+1)	1,043 (+1%)	4mo	$226,000	$217	53
2244 Jordan St	0.16mi	3/2.0 (+1)	1,176 (+14%)	9mo	$150,000	$128	52
3626 Meyers St	0.57mi	3/2.0 (+1)	1,144 (+11%)	1mo	$167,000	$146	45
3515 Meadow St	0.66mi	3/2.0 (+1)	1,120 (+9%)	1mo	$240,000	$214	45

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: 11.4%
• Equity multiple: 1.59×
• Total profit: $24,075
• Equity at exit: $47,916

10-year hold

• IRR: 18.1%
• Equity multiple: 3.42×
• Total profit: $98,160
• Equity at exit: $62,469

Cash invested: $40,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$760
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $249

Break-even live

Break-even rent $1,277

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $331	-5% $290	+0% $249	+5% $208	+10% $167
Rent	-10% $123	-5% $186	+0% $249	+5% $311	+10% $374
Rate	-1.0pp $322	-0.5pp $285	base $249	+0.5pp $211	+1.0pp $173

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	4d	1	0.11mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	0.17mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	0.24mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	0.43mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	45d	1	0.44mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	0.45mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	3d	1	0.46mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.51mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	25d	1	0.59mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	45d	1	0.60mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.73mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	4d	1	0.74mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	0.74mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	0.79mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	16d	1	0.79mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	0.79mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	0.80mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	0.80mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	16d	1	0.85mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	0.85mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	45d	1	0.85mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.85mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.97mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	1.07mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	45d	1	1.07mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	45d	1	1.08mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	12d	4	1.11mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	45d	1	1.12mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	45d	1	1.12mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	1.13mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	15d	1	1.13mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	1.14mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	1.15mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.16mi
2010 S Cesar Chavez Blvd Dallas, TX	1.0	1.0	791	$1,047	$1.32	45d	1	1.18mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	0d	56	1.19mi
2016 S Ervay St Unit A2 Dallas, TX	1.0	1.0	760	$1,600	$2.11	45d	1	1.19mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	45d	1	1.19mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	45d	1	1.20mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	8d	2	1.24mi

Listing history 18 events

1. 2026-06-21
   days on market $145,000 Active 37 DOM
2. 2026-06-18
   days on market $145,000 Active 34 DOM
3. 2026-06-17
   days on market $145,000 Active 33 DOM
4. 2026-06-16
   days on market $145,000 Active 32 DOM
5. 2026-06-15
   days on market $145,000 Active 31 DOM
6. 2026-06-13
   days on market $145,000 Active 29 DOM
7. 2026-06-09
   days on market $145,000 Active 25 DOM
8. 2026-06-08
   days on market $145,000 Active 24 DOM
9. 2026-06-07
   days on market $145,000 Active 23 DOM
10. 2026-06-04
    days on market $145,000 Active 20 DOM
11. 2026-06-03
    days on market $145,000 Active 19 DOM
12. 2026-06-02
    days on market $145,000 Active 18 DOM
13. 2026-06-01
    days on market $145,000 Active 17 DOM
14. 2026-05-31
    days on market $145,000 Active 16 DOM
15. 2026-05-15
    listed $145,000 Active 950-char remark
16. 2025-12-31
    historical
17. 2025-08-18
    listed $167,000 Active
18. 1945-03-15
    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: $2,253 · $188/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$401/yr (+$33/mo · 17.8%)

ⓘ 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 ≥109°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: $19,096
• − Mortgage interest: −$8,122
• − Property taxes: −$2,253
• − Insurance: −$725
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,218
• Taxable income: $722
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,810/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

-13.2% since first listed

4 events — show timeline

• 2026-05-15 Listed $145,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-08-18 Listed $167,000 NTREIS
• 1945-03-15 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,253 · -6.7% YoY. Source: county tax records.