2104 Utica Dr · Dallas, TX 75227

$194,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 24 Days on market

Built 1952 9,191 sqft lot $103/sqft · 25% below area Est $260k · 25% 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 +13.4/30.0
• 1% rule +6.1/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a, tree-lined street in the heart of Dallas, this single-family detached brick home offers the perfect canvas for your next project. 2104 Utica is a great find for DIY enthusiasts or savvy investors looking for a high-potential value-add opportunity.

Key facts

• Brick home
• 9,191 sq ft lot
• Built 1952

Tags

• SINGLE-FAMILY DETACHED
• BRICK HOME

Property features AI

Finance

• Other: Listing possession at closing/funding; Roof noted as needing replacement (seller note suggests buyer may arrange replacement after closing)
• Financial info: Accepts Cash, Conventional, and FHA financing; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway and on-site parking; on-street parking available; additional parking and alley access
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two levels; Corner lot (subdivision: Piedmont)
• Construction: Brick construction; Composition roof; Brick/mortar foundation; Built in 1952
• Exterior features: Alley access; Concrete and curbs; Additional parking; Driveway; On-site parking; On-street parking

Interior

• Kitchen: Gas range; Built-in cabinets; Eat-in kitchen
• Bedrooms: 4 bedrooms (Primary bedroom on level 1; additional bedrooms on levels 1 and 2)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Eat-in kitchen; Two living areas; One dining area; 8 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $4 ($53/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $191k (1.5% 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: 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: San Jacinto El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 411 students, 93% FRL).
• Market conditions: Rents soft (-0.4%/yr); 179 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 24 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1952 — 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 $191,090 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 7.5

CMA / ARV

• ARV (median comp): $260,314
• List price: $194,000
• Delta: -25.47%
• 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
7812 Bruton Rd	0.16mi	4/3.0 (+1)	1,776 (-6%)	1mo	$269,900	$152	73
1915 Gaylord Dr	0.44mi	4/2.0 (+1)	2,001 (+6%)	5mo	$299,000	$149	60
7835 Tillman St	0.32mi	3/1.5	1,711 (-9%)	11mo	$209,000	$122	58
2417 Fonville Dr	0.34mi	4/2.0 (+1)	1,629 (-14%)	2mo	$260,000	$160	55
2415 Pleasant Dr	0.52mi	3/2.5	1,789 (-5%)	14mo	$275,000	$154	53
8332 Foxwood Ln	0.59mi	3/2.0	2,064 (+9%)	5mo	$250,000	$121	52
2320 Prichard Ln	0.28mi	4/2.0 (+1)	1,668 (-12%)	18mo	$190,000	$114	48
2225 Mack Ln	0.71mi	4/3.0 (+1)	1,835 (-3%)	10mo	$295,000	$161	45
7934 Blossom Ln	0.68mi	3/2.5	1,761 (-7%)	18mo	$430,000	$244	40
8418 Foxwood Ln	0.68mi	3/2.0	1,638 (-13%)	12mo	$299,000	$183	36
1915 Houghton Rd	0.60mi	4/3.0 (+1)	1,693 (-10%)	12mo	$279,000	$165	36
2055 Alhambra St	0.59mi	4/2.0 (+1)	1,654 (-12%)	17mo	$329,900	$199	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-37,222
• Equity at exit: $28,926

10-year hold

• IRR: -25.4%
• Equity multiple: -0.02×
• Total profit: $-55,445
• Equity at exit: $16,774

Cash invested: $54,320 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$601 /mo · $7,209/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $4

Break-even live

Break-even rent $2,151

Max offer price $194,000

Occupancy floor 95%

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	15d	1	0.37mi
7632 Livvie Meador Ln Dallas, TX	4.0	2.0	1719	$2,300	$1.34	43d	1	0.44mi
2540 Prichard Ln Dallas, TX	3.0	2.0	1888	$2,475	$1.31	24d	1	0.47mi
8609 Jennie Lee Ln Dallas, TX	3.0	2.0	1863	$2,300	$1.23	5d	1	0.81mi
7323 Daingerfield Dr Dallas, TX	4.0	2.0	1996	$2,950	$1.48	24d	1	0.89mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	24d	1	0.91mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	43d	1	1.13mi
3331 Urban Ave Dallas, TX	4.0	2.0	1827	$2,950	$1.61	43d	1	1.35mi

Listing history 3 events

1. 2026-04-28
   listed $194,000 Active 261-char remark
2. 2007-07-13
   soldstatus
3. 1992-06-24
   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: $7,209 · $601/mo
• Projected year-2 tax: $7,209 · $601/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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,873
• − Mortgage interest: −$10,867
• − Property taxes: −$7,209
• − Insurance: −$970
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,644
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $762/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

4 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-04-28 Listed $194,000 NTREIS
• 2007-07-13 Sold (Public Records) — Public Records
• 1992-06-24 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $7,209 · -0.4% YoY. Source: county tax records.