1309 Pennsylvania Ave · Dallas, TX 75215

$234,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 116 Days on market

Built 1910 7,701 sqft lot $170/sqft · 12% above area Est $210k · 12% over ↓ 13% since listing

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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).

• Cash flow +14.2/30.0
• Appreciation +5.4/10.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

Key facts

• 7,701 sq ft lot
• 2 parking spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $38 ($458/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (10.0% below list).
• Recommended offer: $211k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Dr Martin Luther King Jr Arts Academy (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 452 students, 93% FRL); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 254 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($2k 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 $66k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $211,459 (10.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $210,000
• List price: $234,900
• Delta: 11.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1570 Panama Pl	0.17mi	3/2.5	1,376 (-0%)	4mo	$205,000	$149	82
3300 Holmes St	0.15mi	3/2.5	1,473 (+7%)	4mo	$215,000	$146	72
1817 Cooper St	0.47mi	3/2.5	1,405 (+2%)	4mo	$220,000	$157	66
3500 S Harwood St	0.46mi	3/2.0	1,448 (+5%)	5mo	$100,000	$69	62
2312 Jordan St	0.71mi	3/2.0	1,386 (+0%)	1mo	$188,500	$136	61
1422 Mcdonald Ave	0.58mi	3/2.0	1,350 (-2%)	6mo	$295,000	$219	60
3740 Wendelkin St	0.59mi	3/1.0	1,478 (+7%)	7mo	$125,000	$85	55
2225 Jordan St	0.63mi	3/2.0	1,445 (+5%)	12mo	$238,500	$165	49
3424 Kimble St	0.55mi	3/1.0	1,178 (-15%)	2mo	$150,000	$127	49
1806 Driskell St	0.67mi	2/1.0 (-1)	1,287 (-7%)	7mo	$119,500	$93	47
2211 Romine Ave	0.64mi	4/2.0 (+1)	1,456 (+6%)	6mo	$99,995	$69	47
2244 Jordan St	0.68mi	3/2.0	1,176 (-15%)	9mo	$150,000	$128	32

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: 4.1%
• Equity multiple: 1.21×
• Total profit: $13,736
• Equity at exit: $77,624

10-year hold

• IRR: 11.3%
• Equity multiple: 2.49×
• Total profit: $97,976
• Equity at exit: $101,200

Cash invested: $65,772 (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: 254
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $38

Break-even live

Break-even rent $2,066

Max offer price $234,900

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $105	+0% $38	+5% $-28	+10% $-95
Rent	-10% $-129	-5% $-45	+0% $38	+5% $122	+10% $205
Rate	-1.0pp $156	-0.5pp $98	base $38	+0.5pp $-23	+1.0pp $-85

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	10d	1	0.26mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	4d	1	0.34mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	5d	1	0.43mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	4d	1	0.58mi
3501 Latimer St Dallas, TX	2.0	1.0	1008	$1,095	$1.09	5d	1	0.67mi
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	27d	1	0.67mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	27d	1	0.72mi
1630 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	27d	1	0.72mi
1628 Poplar St Dallas, TX	2.0	1.0	903	$1,400	$1.55	46d	1	0.72mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$3,595	$2.29	46d	10	0.81mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,750	$1.87	2d	1	0.85mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	0d	55	0.86mi
948 Corinth St Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	17d	1	0.86mi
948 Corinth St Unit 1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	17d	1	0.86mi
948 Corinth St Unit 15 Dallas, TX	2.0	2.0	920	$1,495	$1.62	17d	1	0.86mi
948 Corinth St Unit 5 Dallas, TX	2.0	2.0	920	$1,850	$2.01	46d	1	0.86mi
948 Corinth St Unit 11 Dallas, TX	2.0	2.0	1013	$1,595	$1.57	17d	1	0.86mi
948 Corinth St Unit 10 Dallas, TX	2.0	2.0	920	$1,525	$1.66	17d	1	0.86mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	46d	1	0.86mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	46d	1	0.90mi
1919 S Akard St Dallas, TX	1.0–2.0	1.0–2.0	965	$2,054	$2.13	2d	8	0.91mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,800	$1.83	17d	1	0.91mi
1900 S Ervay St Dallas, TX	2.0	3.0	1302	$3,700	$2.84	46d	1	0.94mi
215 Corinth St Dallas, TX	2.0	1.0–2.0	772	$1,518	$1.97	27d	74	0.95mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	46d	19	0.98mi
1704 Gould St Dallas, TX	2.0	1.0	1000	$1,800	$1.80	46d	1	1.03mi
2216 Marburg St Dallas, TX	3.0	1.0	1088	$1,750	$1.61	0d	1	1.05mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	27d	1	1.10mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	24d	1	1.10mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	7d	1	1.14mi
2218 Rockefeller Blvd Dallas, TX	3.0	1.0	1028	$1,750	$1.70	2d	1	1.19mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,299	$1.29	5d	1	1.21mi
2513 Southland St Dallas, TX	2.0	1.0	1010	$1,399	$1.39	23d	1	1.21mi
1409 Botham Jean Blvd Dallas, TX	1.0–2.0	1.0–2.0	1766	$2,761	$1.56	1d	20	1.26mi
801 Avenue I Unit 1-205 Dallas, TX	2.0	2.0	1185	$2,099	$1.77	5d	1	1.28mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,390	$1.59	9d	1	1.29mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	18d	1	1.29mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	46d	1	1.30mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	18d	1	1.31mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	46d	1	1.31mi

Listing history 16 events

1. 2026-06-08
   statusdays on market $234,900 Pending 116 DOM
2. 2026-06-07
   days on market $234,900 Active 115 DOM
3. 2026-06-04
   days on market $234,900 Active 112 DOM
4. 2026-06-03
   days on market $234,900 Active 111 DOM
5. 2026-06-02
   days on market $234,900 Active 110 DOM
6. 2026-06-02
   days on market $234,900 Active 109 DOM
7. 2026-05-31
   days on market $234,900 Active 108 DOM
8. 2026-04-21
   price $234,900 426-char remark

   Show marketing remark (426 chars)

   Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

9. 2026-04-13
   status Active 426-char remark

   Show marketing remark (426 chars)

   Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

10. 2026-04-07
    historical Active Option Contract 426-char remark

    Show marketing remark (426 chars)

    Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

11. 2026-03-16
    price $245,000 426-char remark

    Show marketing remark (426 chars)

    Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

12. 2026-02-12
    listed $259,500 Active 426-char remark

    Show marketing remark (426 chars)

    Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

13. 2026-02-12
    historical

    Show marketing remark (426 chars)

    Charming 3-bedroom, 3-bath single-family home offering 1,380 sq ft of total interior living space. This freshly remodeled residence sits on a spacious lot and features a beam and slab foundation. With a functional layout and ample living area, this property provides great potential for comfortable living or investment opportunities. Conveniently designed and great investor rental potential - voucher rent $1940 - section 8.

14. 2026-01-13
    listed $269,500 Active
15. 2013-07-16
    soldstatus
16. 1999-04-02
    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: $3,632 · $303/mo
• Projected year-2 tax: $4,299 · $358/mo
• Expected delta: +$666/yr (+$56/mo · 18.3%)

ⓘ 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: $25,375
• − Mortgage interest: −$13,158
• − Property taxes: −$3,632
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$6,833
• Taxable loss: −$3,483
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $1,293/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

-12.8% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $234,900 NTREIS
• 2026-04-13 Relisted — NTREIS
• 2026-04-07 Contingent — NTREIS
• 2026-03-16 Price Changed $245,000 NTREIS
• 2026-02-12 Listing Removed — NTREIS
• 2026-02-12 Listed $259,500 NTREIS
• 2026-01-13 Listed $269,500 NTREIS
• 2013-07-16 Sold (Public Records) — Public Records
• 1999-04-02 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,632 · -0.4% YoY. Source: county tax records.