2705 Warren Ave · Dallas, TX 75215

$179,900

4 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 58 Days on market

Built 1926 7,057 sqft lot $100/sqft · 46% below area Est $334k · 46% under ↓ 2% since listing

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Located in the heart of historic South Dallas, this 4-bedroom, 2-bath single-story home is full of character and ready for its next chapter. With timeless architectural details and a spacious layout, this property offers the perfect canvas for renovation, restoration, or investment. Set in a well-established neighborhood rich in history, this home is ideal for buyers looking to bring new life to a classic property. Whether you're envisioning a personal residence or a value-add project, the potential here is undeniable. Conveniently situated just minutes from downtown Dallas, Fair Park, and major highways including I-45 and I-30, you’ll enjoy easy access to dining, entertainment, and employment centers. Sold as-is, this is a rare opportunity to invest in a location with strong upside and long-term growth potential.

Key facts

• Spacious layout
• 7,057 sq ft lot
• Built 1926

Tags

• HISTORIC SOUTH DALLAS
• TIMELESS ARCHITECTURAL DETAILS
• SPACIOUS LAYOUT
• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO DINING
• EASY ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 fast (+7.2%/yr); 248 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,522/mo this rent would consume 66% 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 $3k of equity ($1k loan paydown + $1k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1926 — 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.40% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (median comp): $333,639
• List price: $179,900
• Delta: -46.08%
• 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
2618 Birmingham Ave	0.06mi	3/2.5 (-1)	1,800 (-0%)	1mo	$314,900	$175	88
2807 Tanner St	0.13mi	3/2.0 (-1)	1,782 (-1%)	1mo	$264,000	$148	86
2317 Peabody Ave	0.36mi	4/2.5	1,792 (-1%)	4mo	$314,500	$176	77
2620 Peabody Ave	0.16mi	3/3.5 (-1)	1,850 (+2%)	3mo	$345,000	$186	75
3516 Booker St	0.20mi	4/2.0	1,606 (-11%)	1mo	$268,500	$167	71
2616 Peabody Ave	0.17mi	3/3.5 (-1)	1,690 (-6%)	2mo	$345,000	$204	69
3503 Meyers St	0.27mi	3/1.0 (-1)	1,890 (+4%)	3mo	$105,000	$56	68
2512 Peabody Ave	0.23mi	3/3.5 (-1)	1,700 (-6%)	2mo	$355,000	$209	67
3113 Pennsylvania Ave	0.44mi	4/2.0	1,658 (-8%)	2mo	$200,000	$121	64
3144 Harmon St	0.59mi	3/2.5 (-1)	1,813 (+0%)	5mo	$297,000	$164	61
2823 South Blvd	0.37mi	3/3.5 (-1)	1,601 (-11%)	0mo	$199,500	$125	52
3604 Wendelkin St	0.58mi	4/3.0	2,000 (+11%)	3mo	$388,500	$194	49

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: 17.7%
• Equity multiple: 1.93×
• Total profit: $46,876
• Equity at exit: $59,449

10-year hold

• IRR: 24.1%
• Equity multiple: 4.31×
• Total profit: $166,536
• Equity at exit: $77,505

Cash invested: $50,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$943
• Tax from tax record: −$372 /mo · $4,465/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $536

Break-even live

Break-even rent $1,844

Max offer price $179,900

Occupancy floor 74%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	24d	1	0.22mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	0.29mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	2d	1	0.36mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	0.54mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	2d	1	0.59mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	44d	1	0.64mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	0.81mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	0.81mi
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	7d	1	0.81mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	17d	1	0.84mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	44d	1	0.86mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	24d	1	0.87mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	7d	1	0.88mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	4d	1	0.94mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	0.95mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	1.01mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	1.12mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	44d	1	1.16mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	1.18mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	44d	1	1.20mi
1874 Beaumont St Dallas, TX	4.0	5.0	2578	$4,900	$1.90	44d	1	1.21mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	7d	1	1.22mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	44d	1	1.22mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	44d	1	1.23mi
1512 Seegar St Unit 1508 Dallas, TX	3.0	3.5	2003	$3,250	$1.62	44d	1	1.23mi
1508 Seegar St Dallas, TX	3.0	3.5	1966	$3,124	$1.59	15d	9	1.23mi
2724 Swanson St Dallas, TX	4.0	2.0	1368	$2,350	$1.72	44d	1	1.26mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	1.26mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	1.27mi
2720 Morning Ave Dallas, TX	3.0	2.0	1332	$2,350	$1.76	44d	1	1.29mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	15d	1	1.30mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$3,595	$2.29	44d	10	1.33mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.33mi
1805 Browder St Unit 1019612P Dallas, TX	3.0	3.5	2357	$6,830	$2.90	6d	1	1.34mi
1805 Browder St #103 Dallas, TX	3.0	3.5	2358	$8,000	$3.39	44d	1	1.34mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	44d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $179,900 Active 58 DOM
2. 2026-06-17
   days on market $179,900 Active 57 DOM
3. 2026-06-16
   days on market $179,900 Active 56 DOM
4. 2026-06-15
   days on market $179,900 Active 55 DOM
5. 2026-06-13
   days on market $179,900 Active 53 DOM
6. 2026-06-09
   days on market $179,900 Active 49 DOM
7. 2026-06-08
   days on market $179,900 Active 48 DOM
8. 2026-06-07
   pricedays on market $179,900 Active 47 DOM
9. 2026-06-04
   days on market $220,000 Active 44 DOM
10. 2026-06-03
    days on market $220,000 Active 43 DOM
11. 2026-06-02
    days on market $220,000 Active 42 DOM
12. 2026-06-01
    days on market $220,000 Active 41 DOM
13. 2026-05-31
    days on market $220,000 Active 40 DOM
14. 2026-04-17
    listed $220,000 Active 834-char remark

    Show marketing remark (834 chars)

    Located in the heart of historic South Dallas, this 4-bedroom, 2-bath single-story home is full of character and ready for its next chapter. With timeless architectural details and a spacious layout, this property offers the perfect canvas for renovation, restoration, or investment. Set in a well-established neighborhood rich in history, this home is ideal for buyers looking to bring new life to a classic property. Whether you're envisioning a personal residence or a value-add project, the potential here is undeniable. Conveniently situated just minutes from downtown Dallas, Fair Park, and major highways including I-45 and I-30, you’ll enjoy easy access to dining, entertainment, and employment centers. Sold as-is, this is a rare opportunity to invest in a location with strong upside and long-term growth potential.

15. 2025-02-27
    status Pending
16. 2025-02-27
    historical
17. 2024-12-30
    listed $195,000 Active
18. 2024-09-30
    historical
19. 2024-09-16
    status Active
20. 2024-09-15
    historical
21. 2024-08-20
    price $200,000
22. 2024-07-19
    listed $225,000 Active
23. 2009-01-26
    soldstatus
24. 2009-01-26
    soldstatus
25. 2005-03-17
    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: $4,465 · $372/mo
• Projected year-2 tax: $4,465 · $372/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $30,265
• − Mortgage interest: −$10,077
• − Property taxes: −$4,465
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$5,233
• Taxable income: $3,950
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $5,479/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

-2.2% since first listed

12 events — show timeline

• 2026-04-17 Listed $220,000 NTREIS
• 2025-02-27 Pending — NTREIS
• 2025-02-27 Listing Removed — NTREIS
• 2024-12-30 Listed $195,000 NTREIS
• 2024-09-30 Listing Removed — NTREIS
• 2024-09-16 Relisted — NTREIS
• 2024-09-15 Listing Removed — NTREIS
• 2024-08-20 Price Changed $200,000 NTREIS
• 2024-07-19 Listed $225,000 NTREIS
• 2009-01-26 Sold (Public Records) — Public Records
• 2009-01-26 Sold (Public Records) — Public Records
• 2005-03-17 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,465 · +14.4% YoY. Source: county tax records.