2748 S Llewellyn Ave · Dallas, TX 75224

$199,900

3 bd · 2.0 ba · 1,398 sqft · SingleFamily public records · 115 Days on market

Built 1948 8,756 sqft lot $143/sqft · 19% below area Est $246k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

Key facts

• Outdoor entertaining
• New flooring
• Backyard

Tags

• BACKYARD
• OUTDOOR ENTERTAINING
• NEW FLOORING
• NEUTRAL COLOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $7 ($83/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: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 (+3.7%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,004/mo this rent would consume 46% of the median local household income ($52k/yr) (locally 1594% 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 115 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.00% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $245,646
• List price: $199,900
• Delta: -18.62%
• 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
2748 S Llewellyn Ave	0.00mi	3/2.0	1,398 (0%)	1mo	$199,900	$143	100
2819 Anzio Dr	0.35mi	3/2.0	1,410 (+1%)	4mo	$259,000	$184	79
111 Halsey St	0.46mi	3/2.0	1,405 (+0%)	2mo	$305,000	$217	76
326 Brownlee	0.31mi	4/2.0 (+1)	1,450 (+4%)	5mo	$270,000	$186	70
826 Ryan Rd	0.52mi	3/2.0	1,470 (+5%)	2mo	$235,000	$160	66
610 Dogwood Trl	0.54mi	4/2.0 (+1)	1,400 (+0%)	10mo	$279,500	$200	61
3230 S Llewellyn Ave	0.54mi	3/2.0	1,296 (-7%)	2mo	$159,900	$123	60
2426 Tyler St S	0.68mi	3/2.0	1,320 (-6%)	1mo	$245,000	$186	58
2627 Seevers Ave	0.53mi	4/2.0 (+1)	1,513 (+8%)	6mo	$270,000	$178	51
200 Guthrie St	0.48mi	3/1.0	1,196 (-14%)	1mo	$130,000	$109	49
2815 Seevers Ave	0.51mi	3/1.0	1,279 (-8%)	11mo	$155,000	$121	49
3222 Salerno Dr	0.72mi	3/2.0	1,598 (+14%)	7mo	$275,000	$172	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 · 3.71% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-30,358
• Equity at exit: $29,806

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-19,256
• Equity at exit: $17,284

Cash invested: $55,972 (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 75224

• Rents YoY: 3.7%
• Active inventory: 64
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$444 /mo · $5,331/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $7

Break-even live

Break-even rent $1,995

Max offer price $199,900

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $64	+0% $7	+5% $-50	+10% $-106
Rent	-10% $-151	-5% $-72	+0% $7	+5% $86	+10% $165
Rate	-1.0pp $108	-0.5pp $58	base $7	+0.5pp $-45	+1.0pp $-98

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Lacewood Dr Dallas, TX	3.0	1.0	1218	$1,750	$1.44	4d	1	0.50mi
3212 S Llewellyn Ave Dallas, TX	2.0	2.0	1040	$1,750	$1.68	45d	1	0.53mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	25d	1	0.56mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	45d	1	0.67mi
3311 S Vernon Ave Dallas, TX	1.0–2.0	1.0–1.5	929	$1,325	$1.43	2d	15	0.77mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	25d	1	0.80mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	0d	1	0.80mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	45d	1	0.82mi
3288 S Polk St Dallas, TX	1.0–3.0	1.0	861	$1,300	$1.51	45d	1	0.84mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,701	$1.81	9d	1	0.84mi
519 Heyser Dr Dallas, TX	2.0	2.0	1300	$2,300	$1.77	25d	1	0.90mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	0d	1	0.90mi
1607 McAdams Ave Dallas, TX	3.0	1.0	984	$1,695	$1.72	9d	1	0.92mi
3423 E Perryton Dr Dallas, TX	2.0	2.0	1277	$1,650	$1.29	45d	1	0.93mi
3702 Conway St Dallas, TX	2.0	1.5	967	$1,445	$1.49	0d	2	0.93mi
2628 S Marsalis Ave Dallas, TX	4.0	2.0	1656	$2,120	$1.28	0d	1	0.98mi
1415 Mountain Lake Rd Dallas, TX	3.0	2.0	1190	$2,200	$1.85	45d	1	0.98mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	0.99mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	0.99mi
3504 Fawn Valley Dr Dallas, TX	1.0–3.0	1.0–2.0	790	$1,350	$1.71	16d	1	1.02mi
3523 Fawn Valley Dr Dallas, TX	1.0–2.0	1.0–1.5	796	$1,200	$1.51	16d	1	1.03mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	45d	1	1.03mi
1810 Ramsey Ave Dallas, TX	3.0	2.0	1546	$2,350	$1.52	45d	1	1.04mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	45d	1	1.06mi
1124 Brunner Ave Unit 1018235P Dallas, TX	2.0	2.0	1140	$2,801	$2.46	0d	1	1.07mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	25d	1	1.09mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	20d	1	1.13mi
1819 Barlow Ave Dallas, TX	4.0	2.0	1408	$2,195	$1.56	25d	1	1.17mi
3828 Morning Springs Trl Dallas, TX	3.0	2.0	1399	$2,200	$1.57	23d	1	1.17mi
2012 Tennessee Ave Dallas, TX	2.0	2.0	1033	$2,050	$1.98	45d	1	1.22mi
3702 Legendary Ln Dallas, TX	1.0–3.0	1.0–2.0	990	$1,099	$1.11	4d	6	1.22mi
1718 Berkley Ave Dallas, TX	3.0	2.0	1114	$2,275	$2.04	45d	1	1.26mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	25d	1	1.30mi
1514 Elmwood Blvd Unit 1018233P Dallas, TX	2.0	2.0	1140	$2,868	$2.52	0d	1	1.33mi
625 W Pentagon Parkway Cir Dallas, TX	3.0	2.0	1371	$2,150	$1.57	9d	1	1.34mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	1.35mi
1918 Melbourne Ave Dallas, TX	3.0	2.0	1076	$2,200	$2.04	45d	1	1.37mi
1631 Homewood Pl Dallas, TX	2.0	2.0	1552	$3,000	$1.93	45d	1	1.39mi
1610 Lansford Ave Dallas, TX	3.0	2.0	1500	$2,800	$1.87	25d	1	1.42mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	9d	1	1.47mi

Listing history 16 events

1. 2026-05-11
   status Pending 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

2. 2026-05-04
   historical Active Option Contract 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

3. 2026-04-22
   price $199,900 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

4. 2026-03-24
   price $215,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

5. 2026-03-11
   price $212,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

6. 2026-03-03
   price $215,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

7. 2026-02-19
   price $210,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

8. 2026-02-13
   price $215,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

9. 2026-01-20
   price $220,000 281-char remark

   Show marketing remark (281 chars)

   Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

10. 2026-01-16
    listed $230,000 Active 281-char remark

    Show marketing remark (281 chars)

    Welcome to this beautiful and charming home! READY TO MOVE IN! The interior boasts a fresh coat of neutral color paint, complemented by new flooring. Great location! The property also has a backyard perfect for outdoor entertaining! This home is ready for you to make it your own.

11. 2018-10-15
    soldstatus
12. 2018-10-12
    soldstatus Sold 307-char remark

    Show marketing remark (307 chars)

    Sunday open house has been cancelled please still show property. Great home ready for new owners located in a very convenient area close to schools, shops, entertainment, and highways! Home features new flooring, kitchen countertops, paint and a beautiful backyard, hurry and view this beautiful home today!

13. 2018-09-27
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Sunday open house has been cancelled please still show property. Great home ready for new owners located in a very convenient area close to schools, shops, entertainment, and highways! Home features new flooring, kitchen countertops, paint and a beautiful backyard, hurry and view this beautiful home today!

14. 2018-09-25
    historical Active Option Contract 307-char remark

    Show marketing remark (307 chars)

    Sunday open house has been cancelled please still show property. Great home ready for new owners located in a very convenient area close to schools, shops, entertainment, and highways! Home features new flooring, kitchen countertops, paint and a beautiful backyard, hurry and view this beautiful home today!

15. 2018-09-13
    listed $140,000 Active 307-char remark

    Show marketing remark (307 chars)

    Sunday open house has been cancelled please still show property. Great home ready for new owners located in a very convenient area close to schools, shops, entertainment, and highways! Home features new flooring, kitchen countertops, paint and a beautiful backyard, hurry and view this beautiful home today!

16. 2018-03-22
    soldstatus

ⓘ 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: $5,331 · $444/mo
• Projected year-2 tax: $5,331 · $444/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: $24,043
• − Mortgage interest: −$11,198
• − Property taxes: −$5,331
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,815
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $839/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): 35,105
• Household income: $51,919
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1594.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 59% Black 29% Two or more races 19% White 9% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Serbian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 1%

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: ▼ -285.86%
• Current HPI: 328.3162
• Rent YoY: ▲ 3.71%
• 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

+42.8% since first listed

16 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-22 Price Changed $199,900 NTREIS
• 2026-03-24 Price Changed $215,000 NTREIS
• 2026-03-11 Price Changed $212,000 NTREIS
• 2026-03-03 Price Changed $215,000 NTREIS
• 2026-02-19 Price Changed $210,000 NTREIS
• 2026-02-13 Price Changed $215,000 NTREIS
• 2026-01-20 Price Changed $220,000 NTREIS
• 2026-01-16 Listed $230,000 NTREIS
• 2018-10-15 Sold (Public Records) — Public Records
• 2018-10-12 Sold (MLS) — NTREIS
• 2018-09-27 Pending — NTREIS
• 2018-09-25 Contingent — NTREIS
• 2018-09-13 Listed $140,000 NTREIS
• 2018-03-22 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,331 · -0.4% YoY. Source: county tax records.