2422 S Ewing Ave · Dallas, TX 75216

$145,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 229 Days on market

Built 1921 7,667 sqft lot $129/sqft · 33% below area Est $218k · 33% under ↓ 9% 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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.4/10.0
• 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

Incredible opportunity in Trinity Heights subdivision to tear down with new constructions in the area 500K+. Lot size is 50x150. A new build is directly across the house was recently sold. This property is being sold AS-IS, WHERE-IS. Please do not send subject to and creative financing emails. Those will not be considered. ONLY 1-4 TREC CONTRACTS WILL BE REVIEWED. CASH ONLY.

Key facts

• 7,667 sq ft lot
• Garage
• Built 1921

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 $257 ($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: $128k (12.0% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.2%/yr); 249 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,843/mo this rent would consume 53% 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 $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 229 days — a 12% lower offer ($128k) 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: property tax is 3.1% of price; built in 1921 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 6.6

CMA / ARV

• ARV (median comp): $217,959
• List price: $145,000
• Delta: -33.47%
• 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
2503 S Marsalis Ave	0.25mi	3/2.0 (+1)	1,140 (+2%)	11mo	$215,000	$189	67
2420 Seevers Ave	0.63mi	3/2.0 (+1)	1,118 (-0%)	1mo	$240,000	$215	61
1238 E Louisiana Ave	0.45mi	3/1.0 (+1)	1,072 (-4%)	9mo	$169,900	$158	59
2815 S Denley Dr	0.47mi	2/1.0	1,221 (+9%)	5mo	$150,000	$123	59
1511 Iowa	0.69mi	2/1.0	1,064 (-5%)	1mo	$109,000	$102	59
1543 E Illinois Ave	0.56mi	3/1.0 (+1)	1,205 (+8%)	4mo	$125,000	$104	53
1503 Vermont Ave	0.73mi	3/2.0 (+1)	1,100 (-2%)	6mo	$208,000	$189	49
1822 S Marsalis Ave	0.54mi	2/1.0	960 (-14%)	3mo	$99,000	$103	48
1532 Madrid St	0.54mi	3/1.0 (+1)	1,268 (+13%)	1mo	$130,000	$103	47
1215 Iowa Ave	0.59mi	3/2.0 (+1)	1,204 (+8%)	9mo	$200,000	$166	43
1817 W Lakeview Dr	0.74mi	2/2.0	1,232 (+10%)	9mo	$359,900	$292	38
3018 S Marsalis Ave	0.68mi	3/1.0 (+1)	1,002 (-10%)	10mo	$130,000	$130	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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,737
• Equity at exit: $21,620

10-year hold

• IRR: 8.2%
• Equity multiple: 1.67×
• Total profit: $27,010
• Equity at exit: $12,537

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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$760
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $257

Break-even live

Break-even rent $1,517

Max offer price $145,000

Occupancy floor 81%

Sensitivity live

Price	-10% $339	-5% $298	+0% $257	+5% $216	+10% $175
Rent	-10% $111	-5% $184	+0% $257	+5% $330	+10% $402
Rate	-1.0pp $330	-0.5pp $294	base $257	+0.5pp $219	+1.0pp $181

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	44d	1	0.15mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	44d	1	0.20mi
2610 Michigan Ave Dallas, TX	2.0	1.0	720	$1,550	$2.15	0d	1	0.35mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	0d	1	0.48mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	44d	1	0.63mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	25d	1	0.63mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	25d	1	0.85mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,895	$1.61	0d	1	0.88mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	25d	1	0.97mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	8d	1	1.00mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	25d	1	1.06mi
2454 S Zang Blvd Dallas, TX	1.0–2.0	1.0	750	$1,400	$1.87	4d	14	1.09mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	8d	1	1.15mi
2311 Anzio Dr Dallas, TX	2.0	1.0	814	$1,350	$1.66	3d	22	1.19mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	45d	1	1.20mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	1.23mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	44d	1	1.23mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	1.26mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.27mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	22d	1	1.27mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,471	$1.56	8d	1	1.27mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	8d	1	1.28mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	44d	1	1.32mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	1.36mi
519 Heyser Dr Dallas, TX	2.0	2.0	1300	$2,300	$1.77	25d	1	1.36mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	1.42mi
2002 Dudley Ave Dallas, TX	2.0	1.0	750	$1,375	$1.83	8d	1	1.42mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	1.44mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	44d	1	1.47mi
1027 Morrell Ave Dallas, TX	2.0	1.0	1140	$1,800	$1.58	45d	1	1.48mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	4d	2	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 229 DOM
2. 2026-06-17
   days on market $145,000 Active 228 DOM
3. 2026-06-16
   days on market $145,000 Active 227 DOM
4. 2026-06-15
   days on market $145,000 Active 226 DOM
5. 2026-06-13
   days on market $145,000 Active 224 DOM
6. 2026-06-09
   days on market $145,000 Active 220 DOM
7. 2026-06-08
   days on market $145,000 Active 219 DOM
8. 2026-06-07
   days on market $145,000 Active 218 DOM
9. 2026-06-04
   days on market $145,000 Active 215 DOM
10. 2026-06-03
    days on market $145,000 Active 214 DOM
11. 2026-06-02
    days on market $145,000 Active 213 DOM
12. 2026-06-02
    days on market $145,000 Active 212 DOM
13. 2026-05-31
    days on market $145,000 Active 211 DOM
14. 2025-11-02
    listed $145,000 Active 377-char remark

    Show marketing remark (377 chars)

    Incredible opportunity in Trinity Heights subdivision to tear down with new constructions in the area 500K+. Lot size is 50x150. A new build is directly across the house was recently sold. This property is being sold AS-IS, WHERE-IS. Please do not send subject to and creative financing emails. Those will not be considered. ONLY 1-4 TREC CONTRACTS WILL BE REVIEWED. CASH ONLY.

15. 2025-11-01
    historical
16. 2025-10-08
    price $145,000
17. 2025-06-28
    price $150,000
18. 2025-05-20
    price $155,000
19. 2025-03-05
    listed $160,000 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: $4,536 · $378/mo
• Projected year-2 tax: $4,536 · $378/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 ≥110°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: $22,111
• − Mortgage interest: −$8,122
• − Property taxes: −$4,536
• − Insurance: −$725
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,218
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,849/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

-9.4% since first listed

6 events — show timeline

• 2025-11-02 Listed $145,000 NTREIS
• 2025-11-01 Listing Removed — NTREIS
• 2025-10-08 Price Changed $145,000 NTREIS
• 2025-06-28 Price Changed $150,000 NTREIS
• 2025-05-20 Price Changed $155,000 NTREIS
• 2025-03-05 Listed $160,000 NTREIS

Property tax history

+9.8%/yr

Latest (2025): $4,536 · +6.8% YoY. Source: county tax records.