2188 Aspen Dr · Dallas, TX 75227

$89,000

2 bd · 1.5 ba · 1,110 sqft · Townhouse public records · 128 Days on market

Built 1983 2,657 sqft lot $80/sqft · 13% below area Est $102k · 12% under $145/mo HOA · 10% of rent ↓ 11% 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 +27.7/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

See 3D virtual tour! This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs.

Key facts

• $145 HOA
• Built 1983
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Edward Titche El (math 31% / reading 31%, grade F, #2,429 of 4,322 statewide, top 57%, 678 students, 99% FRL); Young Men'S Leadership Academy At Fred F Florence (math 18% / reading 19%, grade F, #1,478 of 1,662 statewide, top 90%, 559 students, 81% FRL); W W Samuell H S (math 24% / reading 25%, grade F, #1,264 of 1,632 statewide, top 82%, 1,871 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 128 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask is 7991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.60% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 5.2

CMA / ARV

• ARV (median comp): $101,605
• List price: $89,000
• Delta: -12.41%
• 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
9434 Olde Village Ct	0.05mi	2/1.5	1,110 (0%)	1mo	$126,900	$114	97
9510 Olde Towne Row	0.15mi	2/1.5	1,110 (0%)	1mo	$115,000	$104	92
2165 Aspen Dr	0.04mi	2/1.5	1,110 (0%)	8mo	$109,900	$99	92
2131 Aspen Dr	0.07mi	2/1.5	1,110 (0%)	8mo	$138,000	$124	90
2240 Aspen Dr	0.06mi	2/1.5	1,110 (0%)	12mo	$125,000	$113	87
9499 Olde Village Ct	0.11mi	2/1.5	1,110 (0%)	10mo	$100,000	$90	86
2144 Aspen Dr	0.06mi	2/1.5	1,110 (0%)	17mo	$115,000	$104	84
2193 Aspen St	0.03mi	2/1.5	1,140 (+3%)	20mo	$115,000	$101	78
9438 Olde Towne Row	0.10mi	2/2.5	1,140 (+3%)	15mo	$98,900	$87	74
9483 Olde Towne Row	0.15mi	2/2.5	1,140 (+3%)	16mo	$130,000	$114	71
9435 Olde Towne Row	0.13mi	2/2.5	1,140 (+3%)	19mo	$135,000	$118	70
2261 Aspen Dr	0.10mi	2/2.5	1,140 (+3%)	23mo	$145,000	$127	68

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,233
• Equity at exit: $13,270

10-year hold

• IRR: 3.8%
• Equity multiple: 1.23×
• Total profit: $5,633
• Equity at exit: $7,695

Cash invested: $24,920 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$467
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$37
• HOA: −$145
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $270

Break-even live

Break-even rent $1,081

Max offer price $89,000

Occupancy floor 76%

Sensitivity live

Price	-10% $320	-5% $295	+0% $270	+5% $245	+10% $220
Rent	-10% $158	-5% $214	+0% $270	+5% $326	+10% $382
Rate	-1.0pp $315	-0.5pp $293	base $270	+0.5pp $247	+1.0pp $223

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.04mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	6d	1	0.04mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	1d	1	0.04mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	46d	1	0.15mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	46d	1	0.17mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	46d	1	0.19mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	46d	1	0.47mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	46d	1	0.53mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	46d	1	0.60mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	46d	1	0.65mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	46d	1	0.67mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	19d	1	0.83mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	1d	1	0.85mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	1d	20	0.85mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	46d	1	0.85mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	46d	1	0.88mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.89mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	16d	1	0.90mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	46d	1	0.92mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	46d	1	0.92mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	46d	1	0.94mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	1d	1	0.99mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.99mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	46d	1	1.01mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	26d	1	1.01mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	1.02mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	46d	1	1.04mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	26d	1	1.05mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	26d	1	1.08mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	1.09mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	46d	1	1.12mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	5d	1	1.13mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	5d	1	1.16mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	23d	1	1.18mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	8d	1	1.20mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	16d	1	1.20mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	46d	1	1.20mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	1.21mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	19d	1	1.21mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	26d	1	1.21mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 32 events

1. 2026-06-18
   days on market $89,000 Active 128 DOM
2. 2026-06-17
   days on market $89,000 Active 127 DOM
3. 2026-06-16
   days on market $89,000 Active 126 DOM
4. 2026-06-15
   days on market $89,000 Active 125 DOM
5. 2026-06-13
   days on market $89,000 Active 123 DOM
6. 2026-06-09
   days on market $89,000 Active 119 DOM
7. 2026-06-08
   days on market $89,000 Active 118 DOM
8. 2026-06-07
   days on market $89,000 Active 117 DOM
9. 2026-06-04
   days on market $89,000 Active 114 DOM
10. 2026-06-03
    days on market $89,000 Active 113 DOM
11. 2026-06-02
    days on market $89,000 Active 112 DOM
12. 2026-06-02
    days on market $89,000 Active 111 DOM
13. 2026-05-31
    days on market $89,000 Active 110 DOM
14. 2026-04-17
    price $89,000 181-char remark

    Show marketing remark (181 chars)

    See 3D virtual tour! This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs.

15. 2026-04-07
    price $999
16. 2026-02-15
    listed $1,100
17. 2026-02-14
    historical $1,100
18. 2026-02-14
    listed $1,100
19. 2026-02-10
    listed $99,000 Active 181-char remark

    Show marketing remark (181 chars)

    See 3D virtual tour! This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs.

20. 2024-01-27
    historical $1,199
21. 2023-12-19
    listed $1,199
22. 2022-11-08
    soldstatus
23. 2022-11-02
    soldstatus Closed 219-char remark

    Show marketing remark (219 chars)

    This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs. Tenant occupied at a rate of $1270 through September 2023.

24. 2022-10-22
    status Pending 219-char remark

    Show marketing remark (219 chars)

    This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs. Tenant occupied at a rate of $1270 through September 2023.

25. 2022-10-15
    historical Active Option Contract 219-char remark

    Show marketing remark (219 chars)

    This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs. Tenant occupied at a rate of $1270 through September 2023.

26. 2022-10-06
    listed $99,000 Active 219-char remark

    Show marketing remark (219 chars)

    This is a bright and open 2-story townhome with a wonderful fireplace for entertaining, spacious bedrooms, and lots of closet space. Both bedrooms are upstairs. Tenant occupied at a rate of $1270 through September 2023.

27. 2019-12-05
    soldstatus
28. 2019-09-20
    soldstatus
29. 2011-04-04
    soldstatus Closed
30. 2011-03-23
    status Pending
31. 2011-03-01
    listed $23,050 Active
32. 2011-02-10
    soldstatus $100,000

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,463 · $205/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 ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,073
• − Mortgage interest: −$4,985
• − Property taxes: −$2,463
• − Insurance: −$445
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$1,740
• − Depreciation: −$2,589
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,730/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

-11.0% since first listed

19 events — show timeline

• 2026-04-17 Price Changed $89,000 NTREIS
• 2026-04-07 Price Changed $999 NTREIS
• 2026-02-15 Listed for Rent $1,100 NTREIS
• 2026-02-14 Rental Removed $1,100 APPFOLIO
• 2026-02-14 Listed for Rent $1,100 APPFOLIO
• 2026-02-10 Listed $99,000 NTREIS
• 2024-01-27 Rental Removed $1,199 NTREIS
• 2023-12-19 Listed for Rent $1,199 NTREIS
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-02 Sold (MLS) — NTREIS
• 2022-10-22 Pending — NTREIS
• 2022-10-15 Contingent — NTREIS
• 2022-10-06 Listed $99,000 NTREIS
• 2019-12-05 Sold (Public Records) — Public Records
• 2019-09-20 Sold (Public Records) — Public Records
• 2011-04-04 Sold (MLS) — NTREIS
• 2011-03-23 Pending — NTREIS
• 2011-03-01 Listed $23,050 NTREIS
• 2011-02-10 Sold (Public Records) $100,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,463 · +11.5% YoY. Source: county tax records.