2219 E Ann Arbor Ave · Dallas, TX 75216

$210,000

3 bd · 2.0 ba · 1,399 sqft · Land · 42 Days on market

Built 2026 6,795 sqft lot $150/sqft · 27% below area Est $286k · 27% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• 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 is an income restricted property. Please see documents for qualifying information. Agent related to one of the owners of Confia Homes, Ken Roberts, by marriage.

Key facts

• 6,795 sq ft lot
• Built 2026
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $210k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (10.9% below list).
• Recommended offer: $187k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 28 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 $1,872/mo this rent would consume 54% 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 $6k 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 42 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,184 (10.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $286,100
• List price: $210,000
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-22,769
• Equity at exit: $31,312

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,228
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $142

Break-even live

Break-even rent $1,693

Max offer price $210,000

Occupancy floor 87%

Sensitivity live

Price	-10% $260	-5% $201	+0% $142	+5% $82	+10% $23
Rent	-10% $-6	-5% $68	+0% $142	+5% $215	+10% $289
Rate	-1.0pp $247	-0.5pp $195	base $142	+0.5pp $87	+1.0pp $32

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	7d	1	0.47mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	2d	1	0.47mi
2526 Exeter Ave Dallas, TX	3.0	2.0	1520	$1,800	$1.18	11d	1	0.47mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	0.53mi
2228 52nd St Dallas, TX	4.0	3.0	1730	$2,300	$1.33	8d	1	0.53mi
2751 E Ledbetter Dr Dallas, TX	1.0–3.0	1.0–1.5	794	$1,410	$1.78	44d	3	0.65mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	0.73mi
4836 Sunnyvale St Dallas, TX	1.0–3.0	1.0–2.0	515	$1,512	$2.94	44d	7	0.80mi
4934 Kildare Ave Dallas, TX	3.0	2.0	1118	$1,595	$1.43	25d	1	0.88mi
3015 E Ledbetter Dr Dallas, TX	2.0–3.0	2.0	1030	$1,475	$1.43	4d	1	0.92mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	0.95mi
3024 Modree Ave Dallas, TX	3.0	2.0	1149	$1,700	$1.48	44d	1	0.96mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	0.98mi
5160 Cardiff St Dallas, TX	4.0	2.0	1251	$1,950	$1.56	4d	1	1.06mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	1.09mi
5175 Cardiff St Dallas, TX	3.0	1.0	1248	$1,650	$1.32	44d	1	1.10mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	1.10mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	44d	1	1.13mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.15mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	25d	1	1.24mi
4105 Balch Dr Unit B Dallas, TX	3.0	2.5	1524	$1,650	$1.08	25d	1	1.30mi
4105 Balch Dr Dallas, TX	3.0	2.5	1464	$1,650	$1.13	44d	1	1.30mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	8d	1	1.31mi
2701 Easter Ave Dallas, TX	3.0	2.0	1632	$2,200	$1.35	5d	1	1.34mi
3130 Stag Rd Dallas, TX	1.0–3.0	1.0–2.0	831	$1,469	$1.77	44d	3	1.36mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1040	$2,350	$2.26	8d	1	1.43mi
1214 Adelaide Dr Dallas, TX	3.0	1.0	1200	$1,875	$1.56	2d	1	1.43mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	22d	1	1.47mi

Listing history 8 events

1. 2026-06-02
   status $210,000 Pending 42 DOM
2. 2026-06-01
   days on market $210,000 Active Option Contract 42 DOM
3. 2026-05-31
   days on market $210,000 Active Option Contract 41 DOM
4. 2026-05-09
   historical Active Option Contract 170-char remark

   Show marketing remark (170 chars)

   This is an income restricted property. Please see documents for qualifying information. Agent related to one of the owners of Confia Homes, Ken Roberts, by marriage.

5. 2026-04-20
   listed $210,000 Active 170-char remark

   Show marketing remark (170 chars)

   This is an income restricted property. Please see documents for qualifying information. Agent related to one of the owners of Confia Homes, Ken Roberts, by marriage.

6. 2021-06-24
   soldstatus
7. 2017-09-13
   historical
8. 2017-01-05
   listed $5,000 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: $1,781 · $148/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$2,062/yr (+$172/mo · 115.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $22,462
• − Mortgage interest: −$11,763
• − Property taxes: −$1,781
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,109
• Taxable loss: −$1,836
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $2,139/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

+4100.0% since first listed

5 events — show timeline

• 2026-05-09 Contingent — NTREIS
• 2026-04-20 Listed $210,000 NTREIS
• 2021-06-24 Sold (Public Records) — Public Records
• 2017-09-13 Listing Removed — NTREIS
• 2017-01-05 Listed $5,000 NTREIS

Property tax history

+11.6%/yr

Latest (2025): $1,781 · -0.4% YoY. Source: county tax records.