2912 Warren Ave · Dallas, TX 75215

$125,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 61 Days on market

Built 1925 4,356 sqft lot $111/sqft · 16% below area Est $148k · 16% 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 +28.9/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Investor Special – Cash Only Opportunity! AS IS SALE! Home back on the market due to buyer!! Located in West Dallas, this property presents a prime opportunity for savvy investors looking to add value and maximize returns. Situated in a rapidly developing area of Dallas, this property is ideal for a fix-and-flip, rental portfolio addition, or redevelopment project. The home offers solid potential with the right vision and renovations. With continued growth and revitalization happening throughout the surrounding neighborhood, this is your chance to secure an affordable entry point into a high-demand market. Buyer to verify all information.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+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).
• At $1,762/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $986 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 5.9

CMA / ARV

• ARV (median comp): $148,261
• List price: $125,000
• Delta: -15.69%
• 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
2912 Warren Ave	0.00mi	2/1.5	1,122 (0%)	0mo	$125,000	$111	98
3515 Meadow St	0.17mi	3/2.0 (+1)	1,120 (-0%)	1mo	$240,000	$214	82
3626 Meyers St	0.20mi	3/2.0 (+1)	1,144 (+2%)	1mo	$167,000	$146	78
3015 Lenway St	0.11mi	3/1.0 (+1)	1,256 (+12%)	6mo	$98,000	$78	65
3703 Dunbar St	0.25mi	2/1.0	978 (-13%)	6mo	$120,000	$123	63
3719 Meadow St	0.30mi	3/2.0 (+1)	1,222 (+9%)	2mo	$225,000	$184	60
3111 Mcdermott Ave	0.36mi	3/2.0 (+1)	1,043 (-7%)	4mo	$226,000	$217	59
3424 Kimble St	0.58mi	3/1.0 (+1)	1,178 (+5%)	2mo	$150,000	$127	59
3719 Metropolitan Ave	0.65mi	3/1.0 (+1)	1,088 (-3%)	7mo	$225,000	$207	54
2403 Romine Ave	0.63mi	3/2.0 (+1)	1,170 (+4%)	2mo	$210,000	$179	53
3716 Dildock St	0.44mi	3/1.0 (+1)	1,008 (-10%)	8mo	$134,900	$134	52
3925 Malcolm X Blvd	0.53mi	3/2.0 (+1)	1,248 (+11%)	0mo	$199,000	$159	47

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: 19.6%
• Equity multiple: 2.03×
• Total profit: $35,981
• Equity at exit: $41,307

10-year hold

• IRR: 25.7%
• Equity multiple: 4.52×
• Total profit: $123,128
• Equity at exit: $53,853

Cash invested: $35,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$656
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $425

Break-even live

Break-even rent $1,223

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $496	-5% $461	+0% $425	+5% $390	+10% $355
Rent	-10% $286	-5% $356	+0% $425	+5% $495	+10% $565
Rate	-1.0pp $488	-0.5pp $457	base $425	+0.5pp $393	+1.0pp $360

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	23d	1	0.22mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	16d	1	0.32mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	0.32mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	18d	1	0.32mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	45d	1	0.32mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	0.36mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	16d	1	0.41mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	0.42mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	16d	1	0.45mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	4d	1	0.47mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	3d	1	0.54mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	6d	1	0.65mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	45d	1	0.67mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	45d	1	0.67mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	0.69mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	0.76mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	0.76mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	15d	1	0.82mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	15d	1	0.82mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	0.93mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	45d	1	0.95mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	0.97mi
1514 Washington St Unit 105 Dallas, TX	2.0	2.5	1404	$2,950	$2.10	8d	1	1.01mi
4303 Jamaica St Dallas, TX	3.0	2.0	1027	$1,299	$1.26	0d	1	1.01mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,714	$1.32	0d	1	1.03mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	22d	1	1.03mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	4d	1	1.03mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	45d	1	1.04mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	1.05mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	45d	1	1.05mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	16d	1	1.06mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	1.06mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	45d	1	1.08mi
4121 Commerce St Dallas, TX	1.0	1.0–1.5	1495	$3,200	$2.14	8d	5	1.08mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	45d	1	1.08mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	12d	4	1.10mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	25d	1	1.10mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	45d	1	1.11mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	1.13mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	1.13mi

Listing history 14 events

1. 2026-06-07
   status $125,000 Pending 61 DOM
2. 2026-06-04
   days on market $125,000 Active 61 DOM
3. 2026-06-03
   days on market $125,000 Active 60 DOM
4. 2026-06-02
   days on market $125,000 Active 59 DOM
5. 2026-06-01
   days on market $125,000 Active 58 DOM
6. 2026-05-31
   days on market $125,000 Active 57 DOM
7. 2026-05-16
   historical Active Option Contract 662-char remark

   Show marketing remark (662 chars)

   Investor Special – Cash Only Opportunity! AS IS SALE! Home back on the market due to buyer!! Located in West Dallas, this property presents a prime opportunity for savvy investors looking to add value and maximize returns. Situated in a rapidly developing area of Dallas, this property is ideal for a fix-and-flip, rental portfolio addition, or redevelopment project. The home offers solid potential with the right vision and renovations. With continued growth and revitalization happening throughout the surrounding neighborhood, this is your chance to secure an affordable entry point into a high-demand market. Buyer to verify all information.

8. 2026-05-05
   status Active 662-char remark

   Show marketing remark (662 chars)

   Investor Special – Cash Only Opportunity! AS IS SALE! Home back on the market due to buyer!! Located in West Dallas, this property presents a prime opportunity for savvy investors looking to add value and maximize returns. Situated in a rapidly developing area of Dallas, this property is ideal for a fix-and-flip, rental portfolio addition, or redevelopment project. The home offers solid potential with the right vision and renovations. With continued growth and revitalization happening throughout the surrounding neighborhood, this is your chance to secure an affordable entry point into a high-demand market. Buyer to verify all information.

9. 2026-04-24
   historical Active Option Contract 662-char remark

   Show marketing remark (662 chars)

   Investor Special – Cash Only Opportunity! AS IS SALE! Home back on the market due to buyer!! Located in West Dallas, this property presents a prime opportunity for savvy investors looking to add value and maximize returns. Situated in a rapidly developing area of Dallas, this property is ideal for a fix-and-flip, rental portfolio addition, or redevelopment project. The home offers solid potential with the right vision and renovations. With continued growth and revitalization happening throughout the surrounding neighborhood, this is your chance to secure an affordable entry point into a high-demand market. Buyer to verify all information.

10. 2026-04-04
    listed $165,000 Active 662-char remark

    Show marketing remark (662 chars)

    Investor Special – Cash Only Opportunity! AS IS SALE! Home back on the market due to buyer!! Located in West Dallas, this property presents a prime opportunity for savvy investors looking to add value and maximize returns. Situated in a rapidly developing area of Dallas, this property is ideal for a fix-and-flip, rental portfolio addition, or redevelopment project. The home offers solid potential with the right vision and renovations. With continued growth and revitalization happening throughout the surrounding neighborhood, this is your chance to secure an affordable entry point into a high-demand market. Buyer to verify all information.

11. 2011-03-10
    soldstatus
12. 2009-09-18
    soldstatus
13. 2004-11-12
    soldstatus
14. 2004-11-12
    soldstatus $30,000

ⓘ 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: $3,106 · $259/mo
• Projected year-2 tax: $3,106 · $259/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 6/10 Major FEMA zone X (unshaded) · 71% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,143
• − Mortgage interest: −$7,002
• − Property taxes: −$3,106
• − Insurance: −$625
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$3,636
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,292/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

+450.0% since first listed

8 events — show timeline

• 2026-05-16 Contingent — NTREIS
• 2026-05-05 Relisted — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-04-04 Listed $165,000 NTREIS
• 2011-03-10 Sold (Public Records) — Public Records
• 2009-09-18 Sold (Public Records) — Public Records
• 2004-11-12 Sold (Public Records) $30,000 Public Records
• 2004-11-12 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,106 · -1.1% YoY. Source: county tax records.