2248 Cooper St · Dallas, TX 75215

$210,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 86 Days on market

Built 1909 5,837 sqft lot $276/sqft · 76% above area Est $251k · 16% under

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Why this score? — see what drove the D+ 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 +14.9/15.0
• Cash flow +8.0/30.0
• 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
• 1% rule +2.1/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Opportunity awaits at 2248 Cooper Street, a value-driven property positioned in a highly convenient location with quick access to major highways, everyday retail, dining, and essential services. This property is recorded by the county as a 2-bedroom, 1-bath residence built in 1909 with approximately 760 square feet, offering a compelling option for buyers seeking an entry point into homeownership, renovation potential, or investment upside. Over time, prior improvements and additions have expanded the usable layout beyond the original footprint. The current configuration includes additional rooms and bathroom spaces that enhance flexibility for a variety of uses such as workspace, hobby areas, or storage. These additions were completed without permits and are not reflected in public records, presenting an opportunity for buyers to evaluate and customize the property to meet their goals. The interior offers a functional layout ready for updates, allowing new ownership to bring modern design preferences and finishes to life. Outside, a generously sized backyard provides space for outdoor enjoyment, projects, or future enhancements, and includes a storage shed for added convenience. Located in an established area with close proximity to gas stations, banks, pharmacies, and popular dining options, this property combines accessibility with everyday practicality. The setting is described as calm and welcoming, adding to its overall appeal. Whether considering renovation, rental potential, or long-term hold, 2248 Cooper Street offers flexibility, location advantages, and the chance to add value through improvements. Property is being sold as-is, presenting a unique opportunity for buyers ready to unlock its potential. Ideal for those seeking value and future upside in a connected location. Property is being offered As Is.

Key facts

• Bathroom spaces
• Storage shed
• Convenient location

Tags

• CONVENIENT LOCATION
• QUICK ACCESS TO MAJOR HIGHWAYS
• ADDITIONAL ROOMS
• BATHROOM SPACES
• GENEROUSLY SIZED BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (29.0% below list).
• Recommended offer: $149k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1909 — 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 $149,203 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (median comp): $251,316
• List price: $210,000
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 S Harwood St	0.14mi	2/1.0	840 (+10%)	4mo	$90,000	$107	72
2638 Burger Ave	0.30mi	1/1.0 (-1)	744 (-2%)	21mo	$85,000	$114	60
2429 Romine Ave	0.21mi	2/2.0	864 (+14%)	12mo	$200,000	$231	54
2329 Poplar St	0.43mi	2/1.0	829 (+9%)	16mo	$125,000	$151	52
2718 Pine St	0.64mi	2/1.0	702 (-8%)	15mo	$95,000	$135	45
3110 Roby St	0.74mi	2/2.0	728 (-4%)	13mo	$115,000	$158	44
1638 Stoneman St	0.72mi	3/1.0 (+1)	672 (-12%)	4mo	$85,000	$126	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: -1.9%
• Equity multiple: 0.90×
• Total profit: $-5,623
• Equity at exit: $69,396

10-year hold

• IRR: 5.7%
• Equity multiple: 1.74×
• Total profit: $43,248
• Equity at exit: $90,472

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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-219

Break-even live

Break-even rent $1,769

Max offer price $171,342

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-159	+0% $-219	+5% $-278	+10% $-338
Rent	-10% $-337	-5% $-278	+0% $-219	+5% $-160	+10% $-101
Rate	-1.0pp $-113	-0.5pp $-165	base $-219	+0.5pp $-273	+1.0pp $-329

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	3d	1	0.17mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	0d	1	0.26mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	15d	1	0.32mi
1723 Eugene St Unit 2 Dallas, TX	1.0	1.0	756	$1,250	$1.65	44d	1	0.37mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	25d	1	0.52mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	44d	1	0.53mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	0.56mi
1724 Pear St Unit 1 Dallas, TX	2.0	1.0	605	$875	$1.45	44d	1	0.59mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	21d	1	0.74mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	3d	1	0.74mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	7d	1	0.80mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	16d	1	0.80mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	44d	1	0.80mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	16d	1	0.81mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	44d	1	0.81mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	15d	1	0.81mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,314	$1.68	0d	1	1.05mi
3529 Herrling St Dallas, TX	2.0	1.0	632	$1,200	$1.90	11d	1	1.12mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	12d	4	1.16mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	0d	56	1.17mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	44d	1	1.17mi
2016 S Ervay St Unit A2 Dallas, TX	1.0	1.0	760	$1,600	$2.11	44d	1	1.17mi
2016 S Ervay St Unit A1 Dallas, TX	1.0	1.0	660	$1,449	$2.20	44d	1	1.17mi
2408 Meyers St Unit 204 Dallas, TX	2.0	1.0	700	$770	$1.10	14d	1	1.18mi
2010 S Cesar Chavez Blvd Dallas, TX	1.0	1.0	791	$1,047	$1.32	44d	1	1.19mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,814	$1.76	0d	1	1.19mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	8d	2	1.22mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	5d	2	1.22mi
2711 Cross St Dallas, TX	2.0	1.0	700	$1,249	$1.78	0d	1	1.22mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.24mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	44d	19	1.24mi
2642 Anderson St Dallas, TX	2.0	1.0	820	$1,150	$1.40	25d	1	1.27mi
1919 S Akard St Dallas, TX	1.0–2.0	1.0–2.0	965	$2,054	$2.13	0d	8	1.34mi
1804 Gould St Unit 8 Dallas, TX	1.0	1.0	525	$1,250	$2.38	11d	1	1.36mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	25d	1	1.37mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	8d	1	1.37mi
948 Corinth St Unit 10 Dallas, TX	2.0	2.0	920	$1,525	$1.66	15d	1	1.37mi
948 Corinth St Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	15d	1	1.37mi
948 Corinth St Unit 1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	15d	1	1.37mi
948 Corinth St Unit 5 Dallas, TX	2.0	2.0	920	$1,850	$2.01	44d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 86 DOM
2. 2026-06-17
   days on market $210,000 Active 85 DOM
3. 2026-06-16
   days on market $210,000 Active 84 DOM
4. 2026-06-15
   days on market $210,000 Active 83 DOM
5. 2026-06-13
   days on market $210,000 Active 81 DOM
6. 2026-06-09
   days on market $210,000 Active 77 DOM
7. 2026-06-08
   days on market $210,000 Active 76 DOM
8. 2026-06-07
   days on market $210,000 Active 75 DOM
9. 2026-06-04
   days on market $210,000 Active 72 DOM
10. 2026-06-03
    days on market $210,000 Active 71 DOM
11. 2026-06-02
    days on market $210,000 Active 70 DOM
12. 2026-06-01
    days on market $210,000 Active 69 DOM
13. 2026-05-31
    days on market $210,000 Active 68 DOM
14. 2026-03-23
    listed $210,000 Active 1846-char remark

    Show marketing remark (1846 chars)

    Opportunity awaits at 2248 Cooper Street, a value-driven property positioned in a highly convenient location with quick access to major highways, everyday retail, dining, and essential services. This property is recorded by the county as a 2-bedroom, 1-bath residence built in 1909 with approximately 760 square feet, offering a compelling option for buyers seeking an entry point into homeownership, renovation potential, or investment upside. Over time, prior improvements and additions have expanded the usable layout beyond the original footprint. The current configuration includes additional rooms and bathroom spaces that enhance flexibility for a variety of uses such as workspace, hobby areas, or storage. These additions were completed without permits and are not reflected in public records, presenting an opportunity for buyers to evaluate and customize the property to meet their goals. The interior offers a functional layout ready for updates, allowing new ownership to bring modern design preferences and finishes to life. Outside, a generously sized backyard provides space for outdoor enjoyment, projects, or future enhancements, and includes a storage shed for added convenience. Located in an established area with close proximity to gas stations, banks, pharmacies, and popular dining options, this property combines accessibility with everyday practicality. The setting is described as calm and welcoming, adding to its overall appeal. Whether considering renovation, rental potential, or long-term hold, 2248 Cooper Street offers flexibility, location advantages, and the chance to add value through improvements. Property is being sold as-is, presenting a unique opportunity for buyers ready to unlock its potential. Ideal for those seeking value and future upside in a connected location. Property is being offered As Is.

15. 2023-09-30
    listed $210,000 Active
16. 2023-03-10
    soldstatus
17. 2020-05-26
    soldstatus
18. 1990-07-16
    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: $2,505 · $209/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$1,338/yr (+$111/mo · 53.4%)

ⓘ 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 ≥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: $17,904
• − Mortgage interest: −$11,763
• − Property taxes: −$2,505
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$6,109
• Taxable loss: −$6,388
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-1,093/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

+0.0% since first listed

5 events — show timeline

• 2026-03-23 Listed $210,000 NTREIS
• 2023-09-30 Listed $210,000 NTREIS
• 2023-03-10 Sold (Public Records) — Public Records
• 2020-05-26 Sold (Public Records) — Public Records
• 1990-07-16 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,505 · -2.9% YoY. Source: county tax records.