2641 Almeda Dr · Dallas, TX 75216

$150,000

3 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 5 Days on market

Built 1938 6,447 sqft lot Est $269k · 44% under

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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 +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +8.4/10.0
• 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

Investor Special in South Dallas! Unlock the potential of this value-add opportunity in a rapidly developing area of Dallas. Situated on a generously sized lot, this property offers investors, flippers, and buy-and-hold buyers the chance to renovate, reposition, or add to their portfolio. Conveniently located near major highways, downtown Dallas, and ongoing redevelopment projects, the location provides strong upside potential. Seller will make no repairs and will not remove any personal belongings. Bring your vision and contractor and transform this property into a profitable investment. Don't miss this opportunity to capitalize on one of Dallas' growing investment corridors.

Key facts

• Generously sized lot
• 6,447 sq ft lot
• Garage

Tags

• GENEROUSLY SIZED LOT
• RAPIDLY DEVELOPING AREA

Property features AI

Finance

• Other: Property treated as residential single family; Parcel ID listed
• Financial info: Listing terms: Cash; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage; Garage faces front; 2-car covered parking (including 1 carport space and 2 covered spaces); Garage with single 2-car door; One garage space listed
• Utilities: Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1938)
• Construction: Built in 1938
• Exterior features: Lot under 0.5 acre (approximately 0.148 acre); Subdivision: Cedar Crest Heights

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on main level; Two total bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit(s) for cooling; Space heater for heating
• Interior features: Two living areas; One dining area; Two total bathrooms; Two total rooms; One-level layout; Other interior features
• Laundry & utility: No specific washer/dryer details listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• 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: 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: William B Miller El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 239 students, 98% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,014/mo this rent would consume 58% 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1938 — 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 $150,000

Questions for the listing agent

1. Built in 1938 — 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: 1.34% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $269,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Madrid St	0.31mi	3/1.0	1,268 (-11%)	1mo	$130,000	$103	67
2660 Kellogg Ave	0.14mi	3/2.0	1,261 (-11%)	6mo	$249,800	$198	65
2734 Kellogg Ave	0.19mi	3/2.0	1,252 (-12%)	4mo	$240,000	$192	64
2017 Village Way	0.47mi	3/2.0	1,312 (-8%)	2mo	$270,000	$206	59
1559 E Ohio Ave	0.33mi	4/2.0 (+1)	1,560 (+10%)	2mo	$199,900	$128	58
3432 Kellogg Ave	0.61mi	3/2.0	1,351 (-5%)	3mo	$190,000	$141	56
1539 E Woodin Blvd	0.56mi	3/2.0	1,528 (+7%)	2mo	$289,000	$189	56
3077 Sunnyvale St	0.49mi	3/2.0	1,585 (+11%)	3mo	$155,600	$98	52
1426 Cape Cod Dr	0.44mi	3/2.0	1,617 (+14%)	3mo	$269,000	$166	51
1439 E Louisiana Ave	0.66mi	3/2.5	1,550 (+9%)	1mo	$485,000	$313	48
2663 Crest Ave	0.44mi	4/2.0 (+1)	1,236 (-13%)	4mo	$249,000	$201	45
2815 S Denley Dr	0.61mi	2/1.0 (-1)	1,221 (-14%)	5mo	$150,000	$123	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,461
• Equity at exit: $22,365

10-year hold

• IRR: 12.5%
• Equity multiple: 2.05×
• Total profit: $44,169
• Equity at exit: $12,969

Cash invested: $42,000 (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: 253
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$787
• Tax from tax record: −$362 /mo · $4,346/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $379

Break-even live

Break-even rent $1,533

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $464	-5% $422	+0% $379	+5% $337	+10% $295
Rent	-10% $220	-5% $300	+0% $379	+5% $459	+10% $539
Rate	-1.0pp $455	-0.5pp $418	base $379	+0.5pp $341	+1.0pp $301

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Easter Ave Dallas, TX	3.0	2.0	1632	$2,200	$1.35	6d	1	0.10mi
1717 Hemphill Dr Dallas, TX	3.0	1.0	1222	$1,695	$1.39	25d	1	0.17mi
2723 Kellogg Ave Dallas, TX	3.0	2.0	1255	$1,700	$1.35	8d	1	0.18mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	45d	1	0.44mi
2023 E Illinois Ave Dallas, TX	2.0	1.5	1304	$1,695	$1.30	23d	1	0.50mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	6d	1	0.55mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	45d	1	0.60mi
2611 Fernwood Ave Dallas, TX	3.0	2.0	1528	$2,000	$1.31	25d	1	0.69mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	45d	1	0.86mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	45d	1	0.98mi
2118 Berwick Ave Dallas, TX	3.0	2.0	1286	$2,188	$1.70	8d	1	0.99mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	45d	1	1.00mi
2628 S Marsalis Ave Dallas, TX	4.0	2.0	1656	$2,120	$1.28	0d	1	1.01mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	45d	1	1.02mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.05mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.05mi
3930 S Denley Dr Dallas, TX	3.0	2.0	1135	$1,900	$1.67	8d	1	1.09mi
2526 Exeter Ave Dallas, TX	3.0	2.0	1520	$1,800	$1.18	12d	1	1.10mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	25d	1	1.11mi
1835 Norfolk Ave Dallas, TX	3.0	2.0	1666	$2,200	$1.32	45d	1	1.11mi
2826 Alaska Ave Dallas, TX	3.0	2.0	1190	$1,790	$1.50	0d	1	1.12mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	45d	1	1.20mi
1825 Dudley Ave Dallas, TX	4.0	2.0	1228	$2,400	$1.95	3d	1	1.22mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	25d	1	1.26mi
2819 Alabama Ave Dallas, TX	3.0	2.0	1218	$1,925	$1.58	45d	1	1.34mi
715 Dover St Dallas, TX	3.0	2.0	1180	$1,895	$1.61	0d	1	1.37mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	7d	1	1.38mi
4306 Landrum Ave Dallas, TX	3.0	2.0	1226	$1,695	$1.38	3d	1	1.38mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,450	$1.31	0d	1	1.41mi
1131 Forester Dr Dallas, TX	4.0	3.0	1866	$2,600	$1.39	45d	1	1.41mi
2126 Ramsey Ave Dallas, TX	4.0	1.5	1416	$2,300	$1.62	45d	1	1.41mi
1406 Galloway Ave Dallas, TX	4.0	2.0	1506	$1,975	$1.31	45d	1	1.43mi
2634 Seevers Ave Dallas, TX	3.0	2.0	1000	$1,800	$1.80	25d	1	1.43mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	25d	1	1.45mi
2123 Ramsey Ave Dallas, TX	4.0	2.0	1727	$2,999	$1.74	0d	1	1.45mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	3d	1	1.45mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	45d	1	1.47mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,650	$1.47	0d	1	1.47mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	15d	1	1.47mi
3608 S Marsalis Ave Dallas, TX	2.0	1.0	907	$1,400	$1.54	45d	1	1.48mi

Listing history 6 events

1. 2026-06-08
   statusdays on market $150,000 Pending 5 DOM
2. 2026-06-07
   statusdays on market $150,000 Active 4 DOM
3. 2026-06-02
   statusdays on market $150,000 Pending 3 DOM
4. 2026-06-01
   days on market $150,000 Active 2 DOM
5. 2026-05-31
   remarks 685-char remark
6. 2026-05-31
   listed $150,000 Active 1 DOM

ⓘ 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: $4,346 · $362/mo
• Projected year-2 tax: $4,346 · $362/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: $24,164
• − Mortgage interest: −$8,402
• − Property taxes: −$4,346
• − Insurance: −$750
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$4,364
• Taxable income: $2,435
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,969/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

1 event — show timeline

• 2026-05-29 Listed $150,000 NTREIS

Property tax history

+7.8%/yr

Latest (2025): $4,346 · -0.4% YoY. Source: county tax records.