1903 Lamont Ave · Dallas, TX 75216

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 72 Days on market

Built 1948 8,799 sqft lot $145/sqft · 14% below area Est $145k · 14% under ↓ 24% since listing

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +13.6/15.0
• DSCR +8.8/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! This property is a fantastic investment opportunity located in a growing Dallas neighborhood. With close proximity to local parks, schools, and easy access to major highways, this home offers plenty of potential for investors or those looking to build. Previously was a long term rental. Good property to add to your portfolio. Don't miss out on this prime location!

Key facts

• Prime location
• 8,799 sq ft lot
• Built 1948

Tags

• INVESTMENT OPPORTUNITY
• GROWING DALLAS NEIGHBORHOOD
• CLOSE PROXIMITY TO LOCAL PARKS
• EASY ACCESS TO MAJOR HIGHWAYS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+4.2%/yr); 249 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,662/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 2465% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: property tax is 2.8% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.33% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.3

CMA / ARV

• ARV (median comp): $144,769
• List price: $125,000
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Lamont Ave	0.00mi	2/1.0	864 (0%)	1mo	$125,000	$145	99
1523 E Elmore Ave	0.62mi	2/1.0	846 (-2%)	5mo	$115,000	$136	64
1549 Vermont Ave	0.40mi	2/1.0	932 (+8%)	7mo	$175,000	$188	62
1822 S Marsalis Ave	0.37mi	2/1.0	960 (+11%)	3mo	$99,000	$103	62
1306 E Waco Ave	0.73mi	2/1.0	896 (+4%)	3mo	$99,000	$110	57
2642 Harlandale Ave	0.67mi	2/1.0	854 (-1%)	15mo	$130,000	$152	54
1540 Southerland Ave	0.46mi	2/1.0	934 (+8%)	14mo	$200,000	$214	53
1259 Fernwood Ave	0.61mi	2/1.0	980 (+13%)	3mo	$190,000	$194	47
2615 S Denley Dr	0.61mi	3/1.0 (+1)	932 (+8%)	20mo	$120,000	$129	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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,847
• Equity at exit: $18,638

10-year hold

• IRR: 12.3%
• Equity multiple: 2.04×
• Total profit: $36,294
• Equity at exit: $10,808

Cash invested: $35,000 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$656
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $313

Break-even live

Break-even rent $1,265

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $384	-5% $349	+0% $313	+5% $278	+10% $243
Rent	-10% $182	-5% $248	+0% $313	+5% $379	+10% $445
Rate	-1.0pp $376	-0.5pp $345	base $313	+0.5pp $281	+1.0pp $248

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1532 Whitaker Ave Dallas, TX	1.0	1.0	656	$1,200	$1.83	44d	1	0.23mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	44d	1	0.56mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	44d	1	0.56mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	44d	1	0.71mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	24d	1	0.73mi
1715 Ramsey Ave Dallas, TX	2.0	1.0	1092	$1,750	$1.60	24d	1	0.76mi
2002 Dudley Ave Dallas, TX	2.0	1.0	750	$1,375	$1.83	8d	1	0.94mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	14d	1	1.02mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	24d	1	1.02mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	24d	1	1.02mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	4d	2	1.04mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	24d	1	1.09mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	44d	1	1.09mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	44d	1	1.09mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	3d	40	1.14mi
607 Woodbine Ave Dallas, TX	2.0	1.0	782	$1,350	$1.73	8d	1	1.23mi
2250 Areba St Unit A Dallas, TX	2.0	1.0	779	$1,850	$2.37	44d	1	1.25mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	44d	1	1.25mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,425	$1.27	8d	1	1.25mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	24d	1	1.28mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	1.31mi
1805 S Zang Blvd Dallas, TX	1.0–3.0	1.0–2.0	940	$1,471	$1.56	8d	1	1.31mi
405 S Ewing Ave Unit 308 Dallas, TX	1.0	1.0	660	$1,319	$2.00	44d	1	1.34mi
405 S Ewing Ave Unit 416 Dallas, TX	1.0	1.0	760	$1,930	$2.54	44d	1	1.34mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	44d	1	1.34mi
2821 E Kiest Blvd Dallas, TX	1.0	1.0	700	$990	$1.41	8d	1	1.34mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,235	$1.55	1d	5	1.35mi
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	8d	1	1.35mi
2454 S Zang Blvd Dallas, TX	1.0–2.0	1.0	750	$1,400	$1.87	4d	14	1.35mi
2311 Anzio Dr Dallas, TX	2.0	1.0	814	$1,350	$1.66	3d	22	1.41mi
308 S Storey St Dallas, TX	1.0	1.0	900	$1,550	$1.72	8d	1	1.41mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	44d	1	1.42mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	5d	1	1.43mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	1.44mi
6 S Corinth Street Rd Dallas, TX	1.0	1.0	800	$1,050	$1.31	24d	1	1.50mi

Listing history 6 events

1. 2026-05-13
   historical Active Option Contract 384-char remark

   Show marketing remark (384 chars)

   Priced to sell! This property is a fantastic investment opportunity located in a growing Dallas neighborhood. With close proximity to local parks, schools, and easy access to major highways, this home offers plenty of potential for investors or those looking to build. Previously was a long term rental. Good property to add to your portfolio. Don't miss out on this prime location!

2. 2026-03-09
   listed $125,000 Active 384-char remark

   Show marketing remark (384 chars)

   Priced to sell! This property is a fantastic investment opportunity located in a growing Dallas neighborhood. With close proximity to local parks, schools, and easy access to major highways, this home offers plenty of potential for investors or those looking to build. Previously was a long term rental. Good property to add to your portfolio. Don't miss out on this prime location!

3. 2025-12-03
   historical
4. 2025-06-10
   listed $154,800 Active
5. 2025-03-30
   historical
6. 2024-10-11
   listed $165,000 Active

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/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 ≥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: $19,942
• − Mortgage interest: −$7,002
• − Property taxes: −$3,502
• − Insurance: −$625
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$3,636
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,285/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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 Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

-24.2% since first listed

6 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-03-09 Listed $125,000 NTREIS
• 2025-12-03 Listing Removed — NTREIS
• 2025-06-10 Listed $154,800 NTREIS
• 2025-03-30 Listing Removed — NTREIS
• 2024-10-11 Listed $165,000 NTREIS

Property tax history

+6.4%/yr

Latest (2025): $3,502 · -0.4% YoY. Source: county tax records.