2147 Oak Valley Ln · Dallas, TX 75232

$245,000

3 bd · 2.5 ba · 2,162 sqft · SingleFamily public records · 20 Days on market

Built 1967 10,018 sqft lot Est $320k · 23% 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 +13.9/30.0
• 1% rule +5.2/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE! Investor's dream! SHORT SALE, Pre-foreclosure, BRING ALL OFFERS! BANK MUST APPROVE OFFER! Over sized rooms. Huge master suit with 3 closests, REAR ENTRY GARAGE, LARGE UTILITY ROOM. Buyer to verify all information, measurements and schools.

Key facts

• Exposed wood beams
• Natural light
• Vaulted ceilings

Tags

• ARCHITECTURAL DETAILS
• VAULTED CEILINGS
• EXPOSED WOOD BEAMS
• NATURAL LIGHT
• MULTIPLE DINING AREAS
• AMPLE STORAGE

Property features AI

Finance

• Other: Possession in 30–60 days; Standard listing; active for sale
• Financial info: Second mortgage present; Listing terms include cash, conventional, FHA, fixed, and owner-carry options
• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage; 2-car carport; Garage dimensions approx. 15' wide x 15' long x 10' high
• Security: Burglar alarm; Owned security system
• Utilities: City water; City sewer; Sidewalks available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1967)
• Construction: Shingle roof; Built in 1967
• Exterior features: Private yard; Fenced; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Electric cooktop; Double oven; Ice maker; Trash compactor; Breakfast bar; Built-in cabinets
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Open floorplan; Walk-in closets; Two living areas; Two dining areas; Room count of 4; One-level living
• Laundry & utility: Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: J N Ervin El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 646 students, 98% FRL); Judge Louis A Bedford Jr Law Academy (math 39% / reading 32%, grade F, #827 of 1,662 statewide, top 51%, 559 students, 97% FRL); David W Carter H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 1,082 students, 80% FRL).
• Market conditions: 100 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 2.7% of price.
• 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 $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 1.02% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $319,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 Oak Valley Ln	0.00mi	3/3.0	2,162 (0%)	0mo	$245,000	$113	98
2133 Oak Valley Ln	0.05mi	3/2.0	2,203 (+2%)	2mo	$249,000	$113	91
2224 Reynoldston Ln	0.18mi	3/2.5	2,060 (-5%)	2mo	$360,000	$175	82
6115 Red Bird Ct	0.35mi	3/2.0	2,200 (+2%)	10mo	$250,000	$114	70
1720 Meadow Valley Ln	0.40mi	3/3.0	2,158 (-0%)	11mo	$434,999	$202	70
2217 W Red Bird Ln	0.38mi	3/2.0	2,010 (-7%)	12mo	$210,000	$104	58
1225 W Red Bird Ln	0.73mi	3/2.0	2,118 (-2%)	13mo	$326,000	$154	50
2207 Trinidad Dr	0.34mi	3/2.0	1,876 (-13%)	14mo	$278,000	$148	49
4812 Dove Creek Way	0.64mi	4/2.0 (+1)	2,041 (-6%)	7mo	$289,999	$142	48
5420 Spruce View Dr	0.43mi	3/2.0	1,842 (-15%)	9mo	$295,000	$160	46
1438 Boca Chica Dr	0.70mi	4/2.5 (+1)	2,410 (+12%)	9mo	$500,000	$207	36
1431 Oak Meadows Dr	0.65mi	3/2.0	1,856 (-14%)	10mo	$260,000	$140	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-37,689
• Equity at exit: $36,530

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-29,700
• Equity at exit: $21,183

Cash invested: $68,600 (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 75232

• Home prices YoY: -4.0%
• Active inventory: 100
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$556 /mo · $6,667/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $29

Break-even live

Break-even rent $2,459

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $98	+0% $29	+5% $-41	+10% $-110
Rent	-10% $-169	-5% $-70	+0% $29	+5% $127	+10% $226
Rate	-1.0pp $152	-0.5pp $91	base $29	+0.5pp $-35	+1.0pp $-99

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Red Bird Ct Dallas, TX	3.0	2.0	2200	$2,250	$1.02	9d	1	0.38mi
1523 Russell Glen Ln Dallas, TX	4.0	2.0	2088	$2,350	$1.13	9d	1	0.44mi
6530 Talbot Pkwy Dallas, TX	4.0	2.0	2507	$2,800	$1.12	45d	1	0.66mi
4921 Jade Dr Dallas, TX	3.0	2.0	1720	$1,800	$1.05	9d	1	0.88mi
1135 Holly Glen Cir Dallas, TX	3.0	2.0	1707	$3,400	$1.99	9d	1	0.98mi
4318 Lashley Dr Dallas, TX	3.0	2.0	1562	$2,100	$1.34	7d	1	1.04mi
1256 Golden Trophy Dr Dallas, TX	3.0	2.0	1566	$2,750	$1.76	3d	1	1.08mi
4028 Treeline Dr Dallas, TX	3.0	3.0	1872	$3,000	$1.60	9d	1	1.21mi
3716 Ovid Ave Dallas, TX	4.0	3.5	2554	$3,200	$1.25	13d	1	1.33mi
925 Bluewood Dr Dallas, TX	4.0	2.0	1670	$2,000	$1.20	45d	1	1.49mi

Listing history 18 events

1. 2026-06-09
   days on market $245,000 Active 20 DOM
2. 2026-06-08
   days on market $245,000 Active 19 DOM
3. 2026-06-07
   days on market $245,000 Active 18 DOM
4. 2026-06-04
   days on market $245,000 Active 15 DOM
5. 2026-06-03
   days on market $245,000 Active 14 DOM
6. 2026-06-02
   days on market $245,000 Active 13 DOM
7. 2026-06-01
   days on market $245,000 Active 12 DOM
8. 2026-05-31
   days on market $245,000 Active 11 DOM
9. 2026-05-20
   listed $245,000 Active
10. 2026-04-20
    soldstatus
11. 2017-06-02
    soldstatus
12. 2012-03-07
    historical
13. 2012-03-07
    listed $1,250 Active
14. 2007-09-11
    soldstatus
15. 2007-08-29
    soldstatus 249-char remark

    Show marketing remark (249 chars)

    MUST SEE! Investor's dream! SHORT SALE, Pre-foreclosure, BRING ALL OFFERS! BANK MUST APPROVE OFFER! Over sized rooms. Huge master suit with 3 closests, REAR ENTRY GARAGE, LARGE UTILITY ROOM. Buyer to verify all information, measurements and schools.

16. 2007-07-13
    historical 249-char remark

    Show marketing remark (249 chars)

    MUST SEE! Investor's dream! SHORT SALE, Pre-foreclosure, BRING ALL OFFERS! BANK MUST APPROVE OFFER! Over sized rooms. Huge master suit with 3 closests, REAR ENTRY GARAGE, LARGE UTILITY ROOM. Buyer to verify all information, measurements and schools.

17. 2007-01-23
    listed $96,000 249-char remark

    Show marketing remark (249 chars)

    MUST SEE! Investor's dream! SHORT SALE, Pre-foreclosure, BRING ALL OFFERS! BANK MUST APPROVE OFFER! Over sized rooms. Huge master suit with 3 closests, REAR ENTRY GARAGE, LARGE UTILITY ROOM. Buyer to verify all information, measurements and schools.

18. 2002-05-13
    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: $6,667 · $556/mo
• Projected year-2 tax: $6,667 · $556/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,724
• − Property taxes: −$6,667
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,127
• Taxable loss: −$3,593
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $1,205/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
• City population: 1,168,437
• Population (ZIP): 32,967

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

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: ▼ -16.24%
• Current HPI: 389.7618
• Rent YoY: —
• Metro: —
• 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

+155.2% since first listed

10 events — show timeline

• 2026-05-20 Listed $245,000 NTREIS
• 2026-04-20 Sold (Public Records) — Public Records
• 2017-06-02 Sold (Public Records) — Public Records
• 2012-03-07 Listing Removed — NTREIS
• 2012-03-07 Listed $1,250 NTREIS
• 2007-09-11 Sold (Public Records) — Public Records
• 2007-08-29 Sold (MLS) — NTREIS
• 2007-07-13 Listing Removed — NTREIS
• 2007-01-23 Listed $96,000 NTREIS
• 2002-05-13 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $6,667 · -0.4% YoY. Source: county tax records.