3519 Parnell St · Dallas, TX 75215

$149,900

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 57 Days on market

Built 1910 6,752 sqft lot $109/sqft · 29% below area Est $210k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Prime opportunity! This property is a great fit for a buyer with a vision for renovation or an investor looking to build from the ground up. The surrounding neighborhood is experiencing new construction and redevelopment throughout. The home features 3 bedrooms, 1 bathroom, and approximately 1,372 square feet, originally built in 1910. Conveniently located near Downtown Dallas, Dallas Love Field, Fair Park, and the Dallas Farmers Market, this property offers easy access to dining, entertainment, and a vibrant lifestyle.

Key facts

• New construction
• Redevelopment
• 6,752 sq ft lot

Tags

• NEW CONSTRUCTION
• REDEVELOPMENT
• EASY ACCESS TO DINING
• EASY ACCESS TO ENTERTAINMENT

Property features AI

Finance

• Other: Unknown encumbrance(s) listed in restrictions; Will not subdivide
• Financial info: Listing terms: Cash, Conventional; Loan type treated as clear; No second mortgage indicated; Special listing conditions: Standard; Possession at closing/funding
• HOA & community: No association (no HOA)

Exterior

• Parking: No garage; No covered parking; No carport spaces
• Security: No smart home features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Property is not attached; Accessibility features not present; Subdivision: Russell Realty Co Colonial Hill
• Construction: Built in 1910; Wood construction; Composition roof; Preowned
• Exterior features: Interior lot; No fencing

Interior

• Kitchen: Kitchen (1st level) approximately 10 x 9; No appliances included
• Bedrooms: Primary bedroom (1st level) approximately 10 x 12; Bedroom (1st level) approximately 10 x 10; Bedroom (1st level) approximately 10 x 10
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (1st level) approximately 9 x 8
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; 7 total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry or utility features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-13 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 (+7.2%/yr); 247 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) 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 1910 — 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1910 — 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: 1.44% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $210,000
• List price: $149,900
• Delta: -28.62%
• 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
1570 Panama Pl	0.21mi	3/2.5	1,376 (+0%)	4mo	$205,000	$149	81
3300 Holmes St	0.19mi	3/2.5	1,473 (+7%)	4mo	$215,000	$146	70
1422 Mcdonald Ave	0.39mi	3/2.0	1,350 (-2%)	6mo	$295,000	$219	70
1817 Cooper St	0.42mi	3/2.5	1,405 (+2%)	4mo	$220,000	$157	67
2312 Jordan St	0.64mi	3/2.0	1,386 (+1%)	1mo	$188,500	$136	63
3500 S Harwood St	0.45mi	3/2.0	1,448 (+6%)	5mo	$100,000	$69	62
3740 Wendelkin St	0.47mi	3/1.0	1,478 (+8%)	7mo	$125,000	$85	59
1609 Pine St	0.57mi	3/2.0	1,445 (+5%)	3mo	$229,000	$158	58
2211 Romine Ave	0.54mi	4/2.0 (+1)	1,456 (+6%)	6mo	$99,995	$69	50
3424 Kimble St	0.56mi	3/1.0	1,178 (-14%)	2mo	$150,000	$127	49
2232 Poplar St	0.73mi	3/1.0	1,231 (-10%)	5mo	$90,000	$73	45
2403 Romine Ave	0.66mi	3/2.0	1,170 (-15%)	2mo	$210,000	$179	38

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: 24.8%
• Equity multiple: 2.30×
• Total profit: $54,695
• Equity at exit: $49,536

10-year hold

• IRR: 30.3%
• Equity multiple: 5.12×
• Total profit: $172,951
• Equity at exit: $64,580

Cash invested: $41,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$786
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $690

Break-even live

Break-even rent $1,284

Max offer price $149,900

Occupancy floor 63%

Sensitivity live

Price	-10% $775	-5% $732	+0% $690	+5% $647	+10% $605
Rent	-10% $519	-5% $605	+0% $690	+5% $775	+10% $860
Rate	-1.0pp $765	-0.5pp $728	base $690	+0.5pp $651	+1.0pp $611

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	9d	1	0.08mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	3d	1	0.37mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	4d	1	0.42mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	26d	1	0.52mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	45d	1	0.53mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	26d	1	0.54mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	3d	1	0.61mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	4d	1	0.70mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	26d	1	0.75mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	1d	1	0.84mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	0.89mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$3,595	$2.29	45d	10	1.03mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	4d	1	1.06mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	1.06mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	1.06mi
948 Corinth St Unit 15 Dallas, TX	2.0	2.0	920	$1,495	$1.62	16d	1	1.07mi
948 Corinth St Unit 1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	16d	1	1.07mi
948 Corinth St Unit 10 Dallas, TX	2.0	2.0	920	$1,525	$1.66	16d	1	1.07mi
948 Corinth St Unit 11 Dallas, TX	2.0	2.0	1013	$1,595	$1.57	16d	1	1.07mi
948 Corinth St Unit 5 Dallas, TX	2.0	2.0	920	$1,850	$2.01	45d	1	1.07mi
948 Corinth St Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	16d	1	1.07mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	26d	1	1.08mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	1d	56	1.09mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	45d	1	1.10mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	1.12mi
215 Corinth St Dallas, TX	2.0	1.0–2.0	772	$1,518	$1.97	26d	74	1.12mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	45d	1	1.13mi
1919 S Akard St Dallas, TX	1.0–2.0	1.0–2.0	965	$2,054	$2.13	1d	8	1.13mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	8d	1	1.14mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	17d	1	1.14mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	1.15mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	17d	1	1.16mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	1.17mi
2218 Rockefeller Blvd Dallas, TX	3.0	1.0	1028	$1,750	$1.70	1d	1	1.17mi
1900 S Ervay St Dallas, TX	2.0	3.0	1302	$3,700	$2.84	45d	1	1.17mi
801 Avenue I Unit 1-205 Dallas, TX	2.0	2.0	1185	$2,099	$1.77	4d	1	1.19mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	45d	19	1.21mi
1704 Gould St Dallas, TX	2.0	1.0	1000	$1,800	$1.80	45d	1	1.26mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	45d	1	1.29mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	9d	1	1.30mi

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 57 DOM
2. 2026-06-18
   days on market $149,900 Active 54 DOM
3. 2026-06-17
   days on market $149,900 Active 53 DOM
4. 2026-06-16
   days on market $149,900 Active 52 DOM
5. 2026-06-15
   days on market $149,900 Active 51 DOM
6. 2026-06-13
   days on market $149,900 Active 49 DOM
7. 2026-06-09
   days on market $149,900 Active 45 DOM
8. 2026-06-08
   days on market $149,900 Active 44 DOM
9. 2026-06-07
   days on market $149,900 Active 43 DOM
10. 2026-06-04
    days on market $149,900 Active 40 DOM
11. 2026-06-03
    days on market $149,900 Active 39 DOM
12. 2026-06-02
    days on market $149,900 Active 38 DOM
13. 2026-06-01
    days on market $149,900 Active 37 DOM
14. 2026-05-31
    days on market $149,900 Active 36 DOM
15. 2026-05-13
    status Active 525-char remark
16. 2026-05-01
    historical Active Option Contract 525-char remark
17. 2026-04-24
    listed $149,900 Active 525-char remark

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$755/yr (+$63/mo · 38.0%)

ⓘ 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) · 14% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $25,884
• − Mortgage interest: −$8,397
• − Property taxes: −$1,988
• − Insurance: −$750
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$4,361
• Taxable income: $6,248
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $6,778/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

3 events — show timeline

• 2026-05-13 Relisted — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-04-24 Listed $149,900 NTREIS

Property tax history

+8.3%/yr

Latest (2025): $1,988 · +22.8% YoY. Source: county tax records.