2823 South Blvd · Dallas, TX 75215

$199,500

3 bd · 3.5 ba · 1,601 sqft · SingleFamily public records · 223 Days on market

Built 2017 2,831 sqft lot Est $279k · 28% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• 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 MLS

Covered garage that can be used as a bedroom and has a full bathroom. 3 bedrooms inside of home and 1 room in the covered garage with full bathroom. Very well taken care of property this home was an airbnb and still setup as one. New owners can put it on airbnb or buy for you actual residence . Either way this property is absolutely perfect and move in ready! Main bedroom is downstairs with walk in closet. 2 living room spaces. 1,600 square feet .

Key facts

• Detached parking
• Retail options
• 2,831 sq ft lot

Tags

• DETACHED PARKING
• FUNCTIONAL LIVING AREAS
• RETAIL OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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: Mockingbird El (math 63% / reading 65%, grade B, #283 of 4,322 statewide, top 7%, 673 students, 23% FRL) — zoned schools average 23% FRL vs 83% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 34% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.2%/yr); 248 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 $3k of equity ($1k loan paydown + $2k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.18% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $278,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 South Blvd	0.00mi	3/3.5	1,601 (0%)	0mo	$199,500	$125	100
2616 Peabody Ave	0.28mi	3/3.5	1,690 (+6%)	2mo	$345,000	$204	76
2433 Jeffries St	0.40mi	3/2.5	1,636 (+2%)	3mo	$285,000	$174	72
2512 Peabody Ave	0.36mi	3/3.5	1,700 (+6%)	2mo	$355,000	$209	71
2431 Jeffries St	0.40mi	3/2.5	1,521 (-5%)	2mo	$285,000	$187	67
3113 Pennsylvania Ave	0.36mi	4/2.0 (+1)	1,658 (+4%)	2mo	$200,000	$121	65
3516 Booker St	0.56mi	4/2.0 (+1)	1,606 (+0%)	1mo	$268,500	$167	62
2416 Merlin St	0.43mi	3/2.5	1,723 (+8%)	4mo	$285,000	$165	60
2618 Birmingham Ave	0.37mi	3/2.5	1,800 (+12%)	1mo	$314,900	$175	57
2807 Tanner St	0.44mi	3/2.0	1,782 (+11%)	1mo	$264,000	$148	54
2317 Peabody Ave	0.49mi	4/2.5 (+1)	1,792 (+12%)	4mo	$314,500	$176	46
3500 S Harwood St	0.75mi	3/2.0	1,448 (-10%)	5mo	$100,000	$69	39

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: 10.0%
• Equity multiple: 1.52×
• Total profit: $28,889
• Equity at exit: $65,926

10-year hold

• IRR: 17.0%
• Equity multiple: 3.30×
• Total profit: $128,579
• Equity at exit: $85,949

Cash invested: $55,860 (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: 248
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$468 /mo · $5,617/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $262

Break-even live

Break-even rent $2,022

Max offer price $199,500

Occupancy floor 84%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	7d	1	0.44mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	44d	1	0.46mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	44d	1	0.46mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	24d	1	0.46mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	0.55mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	44d	1	0.55mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	24d	1	0.55mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	15d	1	0.55mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	17d	1	0.55mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	0.61mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	2d	1	0.66mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	44d	1	0.72mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	0.74mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	0.82mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	2d	1	0.82mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.88mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	44d	19	0.93mi
3900 Commerce St Dallas, TX	2.0	1.0–2.0	1217	$3,925	$3.22	6d	10	0.94mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	44d	1	0.95mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	3d	54	0.95mi
316 S Hall St Dallas, TX	2.0	2.0	1133	$2,366	$2.09	24d	1	1.00mi
1900 S Ervay St Dallas, TX	2.0	3.0	1302	$3,700	$2.84	44d	1	1.00mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	1.01mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	17d	1	1.01mi
2900 Canton St Dallas, TX	1.0–2.0	1.0–2.0	1029	$2,525	$2.45	2d	14	1.04mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	1.04mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	1.05mi
1512 Seegar St Unit 1508 Dallas, TX	3.0	3.5	2003	$3,250	$1.62	44d	1	1.06mi
1508 Seegar St Dallas, TX	3.0	3.5	1966	$3,124	$1.59	15d	9	1.07mi
835 S Good Latimer Expy Dallas, TX	2.0	1.0–2.0	1198	$2,680	$2.24	3d	26	1.07mi
835 S Good Latimer Expy Unit 858 Dallas, TX	2.0	2.0	1107	$1,632	$1.47	12d	1	1.08mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	7d	1	1.10mi
3131 Main St Dallas, TX	2.0	1.0–2.0	989	$3,400	$3.44	2d	28	1.11mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	1.12mi
3137 Main St Unit 1208 Dallas, TX	2.0	2.0	1097	$2,589	$2.36	44d	1	1.12mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	7d	1	1.12mi
1110 S Cesar Chavez Blvd Dallas, TX	2.0	1.0–2.5	946	$1,977	$2.09	1d	42	1.14mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	44d	1	1.17mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.19mi
1100 S Pearl Expy Dallas, TX	1.0–2.0	1.0–2.0	927	$2,829	$3.05	3d	5	1.21mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-03-19
   price $199,500
3. 2026-02-17
   price $215,000
4. 2025-12-10
   price $229,000
5. 2025-09-16
   listed $240,000 Active
6. 2022-11-10
   soldstatus
7. 2022-11-09
   soldstatus Closed 452-char remark

   Show marketing remark (452 chars)

   Covered garage that can be used as a bedroom and has a full bathroom. 3 bedrooms inside of home and 1 room in the covered garage with full bathroom. Very well taken care of property this home was an airbnb and still setup as one. New owners can put it on airbnb or buy for you actual residence . Either way this property is absolutely perfect and move in ready! Main bedroom is downstairs with walk in closet. 2 living room spaces. 1,600 square feet .

8. 2022-10-07
   status Pending 452-char remark

   Show marketing remark (452 chars)

   Covered garage that can be used as a bedroom and has a full bathroom. 3 bedrooms inside of home and 1 room in the covered garage with full bathroom. Very well taken care of property this home was an airbnb and still setup as one. New owners can put it on airbnb or buy for you actual residence . Either way this property is absolutely perfect and move in ready! Main bedroom is downstairs with walk in closet. 2 living room spaces. 1,600 square feet .

9. 2022-09-29
   historical Active Option Contract 452-char remark

   Show marketing remark (452 chars)

   Covered garage that can be used as a bedroom and has a full bathroom. 3 bedrooms inside of home and 1 room in the covered garage with full bathroom. Very well taken care of property this home was an airbnb and still setup as one. New owners can put it on airbnb or buy for you actual residence . Either way this property is absolutely perfect and move in ready! Main bedroom is downstairs with walk in closet. 2 living room spaces. 1,600 square feet .

10. 2022-09-18
    listed $290,000 Active 452-char remark

    Show marketing remark (452 chars)

    Covered garage that can be used as a bedroom and has a full bathroom. 3 bedrooms inside of home and 1 room in the covered garage with full bathroom. Very well taken care of property this home was an airbnb and still setup as one. New owners can put it on airbnb or buy for you actual residence . Either way this property is absolutely perfect and move in ready! Main bedroom is downstairs with walk in closet. 2 living room spaces. 1,600 square feet .

11. 2017-12-29
    soldstatus Sold 553-char remark

    Show marketing remark (553 chars)

    Just Gorgeous! Wow here's your opportunity to own a Brand New townhome at an affordable price in an historical district of Dallas. This 3 bedroom 2.1 bath two-story home, with a game room, is the ideal purchase for a First Time Home. It includes laminated hardwood flooring, upgraded appliance, balcony upstairs, a nice size backyard for a relaxing evening, and so much more! This open concept is a perfect match to spending time with family and friend for the holidays. You are centrally located to go anywhere and be minutes away from Downtown Dallas.

12. 2017-12-08
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Just Gorgeous! Wow here's your opportunity to own a Brand New townhome at an affordable price in an historical district of Dallas. This 3 bedroom 2.1 bath two-story home, with a game room, is the ideal purchase for a First Time Home. It includes laminated hardwood flooring, upgraded appliance, balcony upstairs, a nice size backyard for a relaxing evening, and so much more! This open concept is a perfect match to spending time with family and friend for the holidays. You are centrally located to go anywhere and be minutes away from Downtown Dallas.

13. 2017-12-01
    historical Active Option Contract 553-char remark

    Show marketing remark (553 chars)

    Just Gorgeous! Wow here's your opportunity to own a Brand New townhome at an affordable price in an historical district of Dallas. This 3 bedroom 2.1 bath two-story home, with a game room, is the ideal purchase for a First Time Home. It includes laminated hardwood flooring, upgraded appliance, balcony upstairs, a nice size backyard for a relaxing evening, and so much more! This open concept is a perfect match to spending time with family and friend for the holidays. You are centrally located to go anywhere and be minutes away from Downtown Dallas.

14. 2017-11-17
    listed $123,000 Active 553-char remark

    Show marketing remark (553 chars)

    Just Gorgeous! Wow here's your opportunity to own a Brand New townhome at an affordable price in an historical district of Dallas. This 3 bedroom 2.1 bath two-story home, with a game room, is the ideal purchase for a First Time Home. It includes laminated hardwood flooring, upgraded appliance, balcony upstairs, a nice size backyard for a relaxing evening, and so much more! This open concept is a perfect match to spending time with family and friend for the holidays. You are centrally located to go anywhere and be minutes away from Downtown Dallas.

ⓘ 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: $5,617 · $468/mo
• Projected year-2 tax: $5,617 · $468/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 8/10 Severe 7 d/yr ≥109°F today · 26 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: $28,246
• − Mortgage interest: −$11,175
• − Property taxes: −$5,617
• − Insurance: −$998
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$5,804
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $3,114/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

+62.2% since first listed

14 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-03-19 Price Changed $199,500 NTREIS
• 2026-02-17 Price Changed $215,000 NTREIS
• 2025-12-10 Price Changed $229,000 NTREIS
• 2025-09-16 Listed $240,000 NTREIS
• 2022-11-10 Sold (Public Records) — Public Records
• 2022-11-09 Sold (MLS) — NTREIS
• 2022-10-07 Pending — NTREIS
• 2022-09-29 Contingent — NTREIS
• 2022-09-18 Listed $290,000 NTREIS
• 2017-12-29 Sold (MLS) — NTREIS
• 2017-12-08 Pending — NTREIS
• 2017-12-01 Contingent — NTREIS
• 2017-11-17 Listed $123,000 NTREIS

Property tax history

+56.6%/yr

Latest (2025): $5,617 · -6.6% YoY. Source: county tax records.