2010 Dudley Ave · Dallas, TX 75203

$149,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 4 Days on market

Built 1941 5,615 sqft lot Est $155k · at est.

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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).

• Cash flow +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Attention investors and savvy buyers! Located in rapidly transforming Oak Cliff area, this 3-bedroom, 1-bath home offers incredible potential just minutes from Downtown Dallas and near Cedar Crest Golf Course. Built in 1941, this property sits on a generously sized lot with a spacious backyard, making it an excellent candidate for a renovation project, rental investment, or long-term buy-and-hold strategy. The home needs repairs and may require foundation work, but major components such as the electrical panel and HVAC system have been updated within the last few years. Conveniently located near public transportation, including a nearby DART rail station, as well as parks, shopping, dining,

Key facts

• Spacious backyard
• Updated hvac system
• Near shopping

Tags

• SPACIOUS BACKYARD
• UPDATED ELECTRICAL PANEL
• UPDATED HVAC SYSTEM
• NEAR PUBLIC TRANSPORTATION
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• Other: Property type: Residential, single family residence; Lot dimensions approx. 45 x 125; Lot features indicate less than 0.5 acre (approx. 0.129 acres)
• Financial info: Acceptable financing: Cash or Conventional; No second mortgage indicated
• HOA & community: No association; Community has curbs, sidewalks and other features

Exterior

• Parking: Additional parking with alley access; Concrete driveway
• Security: Security features: Other; Audio and video surveillance permitted for visitors
• Utilities: City water; City sewer; Individual gas meter; Electricity available; Curbs and sidewalks; dirt (street surface noted)
• Home design: Single family residence (attached); One story; Built in 1941; Facing direction not specified
• Construction: Frame/wood construction; Pillar/post/pier foundation; Composition/shingle roof; Preowned
• Exterior features: Covered patio/porch; Chain link fencing; Grassed vegetation; Few trees; Interior lot in a subdivision; Easements for utilities and other; Pool listed with 'Other' features

Interior

• Kitchen: Gas cooktop, Gas oven, Disposal
• Bedrooms: Primary bedroom (level 1, approx. 13 x 14); Bedroom (level 1, approx. 8 x 13); Bedroom (level 1, approx. 12 x 8)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Other heating type; Central air; Ceiling fan(s); Window unit(s); Electric cooling components
• Interior features: Cable TV available; Utility in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area located in kitchen; Utility room (level 1, approx. 4 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 6.8% 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: Cedar Crest El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 321 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 142 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); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 40% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1941 — 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: 1.04% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $155,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Dudley Ave	0.18mi	3/1.0 (+1)	939 (-6%)	8mo	$160,000	$170	71
602 Bonnie View Rd	0.50mi	2/1.0	972 (-2%)	4mo	$119,000	$122	69
1415 Edgemont Ave	0.54mi	3/1.0 (+1)	1,008 (+1%)	9mo	$119,000	$118	60
1306 E Waco Ave	0.54mi	2/1.0	896 (-10%)	3mo	$99,000	$110	56
1549 Vermont Ave	0.62mi	2/1.0	932 (-6%)	7mo	$175,000	$188	54
1311 Glen Ave	0.66mi	2/1.0	1,040 (+4%)	9mo	$125,000	$120	54
1511 Iowa	0.73mi	2/1.0	1,064 (+7%)	1mo	$109,000	$102	54
519 Avenue I	0.67mi	2/1.0	952 (-4%)	16mo	$119,900	$126	49
1215 Morrell Ave	0.69mi	2/1.0	900 (-10%)	10mo	$224,900	$250	44
827 Bonnie View Rd	0.30mi	3/2.0 (+1)	860 (-14%)	14mo	$184,000	$214	43
1503 Vermont Ave	0.68mi	3/2.0 (+1)	1,100 (+10%)	6mo	$208,000	$189	37
430 Avenue G	0.67mi	3/1.5 (+1)	1,120 (+12%)	14mo	$174,990	$156	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.94×
• Total profit: $81,285
• Equity at exit: $135,042

10-year hold

• IRR: 20.9%
• Equity multiple: 6.44×
• Total profit: $228,193
• Equity at exit: $291,223

Cash invested: $41,972 (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 75203

• Home prices YoY: 31.8%
• Rents YoY: -2.7%
• Active inventory: 142
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$786
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $64

Break-even live

Break-even rent $1,473

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $107	+0% $64	+5% $22	+10% $-21
Rent	-10% $-58	-5% $3	+0% $64	+5% $126	+10% $187
Rate	-1.0pp $140	-0.5pp $102	base $64	+0.5pp $26	+1.0pp $-14

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Dudley Ave Dallas, TX	2.0	1.0	750	$1,375	$1.83	8d	1	0.04mi
948 S Corinth Street Rd Unit 6 Dallas, TX	2.0	2.0	1013	$1,625	$1.60	14d	1	0.21mi
2250 Areba St Unit A Dallas, TX	2.0	1.0	779	$1,850	$2.37	44d	1	0.28mi
2254 Areba St Unit A Dallas, TX	2.0	1.0	1120	$1,450	$1.29	44d	1	0.28mi
2254 Areba St Dallas, TX	2.0	1.0	1120	$1,650	$1.47	0d	1	0.28mi
1710 Morrell Ave Dallas, TX	2.0	1.0–2.0	654	$2,069	$3.16	0d	39	0.29mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	44d	1	0.30mi
948 S Corinth Street Rd #1 Dallas, TX	2.0	2.0	1013	$1,650	$1.63	25d	1	0.30mi
948 S Corinth Street Rd #5 Dallas, TX	2.0	2.0	920	$1,550	$1.68	44d	1	0.30mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	25d	1	0.50mi
607 Woodbine Ave Dallas, TX	2.0	1.0	782	$1,350	$1.73	8d	1	0.57mi
801 Avenue I Unit 1-107 Dallas, TX	1.0	1.0	872	$1,749	$2.01	25d	1	0.63mi
1018 E Waco Ave Dallas, TX	3.0	1.0	1112	$1,395	$1.25	45d	1	0.73mi
6 S Corinth Street Rd Dallas, TX	1.0	1.0	800	$1,050	$1.31	25d	1	0.76mi
1028 Claude St Dallas, TX	2.0	1.0	988	$1,800	$1.82	25d	1	0.78mi
260 S Corinth Street Rd Unit 238 Dallas, TX	1.0	1.0	600	$900	$1.50	44d	1	0.78mi
1532 Whitaker Ave Dallas, TX	1.0	1.0	656	$1,200	$1.83	44d	1	0.82mi
2206 Rockefeller Blvd Dallas, TX	2.0	1.0	680	$1,450	$2.13	44d	1	0.83mi
2218 Rockefeller Blvd Dallas, TX	3.0	1.0	1028	$1,750	$1.70	0d	1	0.85mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,235	$1.55	2d	5	0.87mi
850 S Ewing Ave Dallas, TX	1.0–2.0	1.0–2.5	1086	$2,450	$2.25	4d	2	0.98mi
2821 E Kiest Blvd Dallas, TX	1.0	1.0	700	$990	$1.41	8d	1	1.02mi
405 S Ewing Ave Unit 308 Dallas, TX	1.0	1.0	660	$1,319	$2.00	44d	1	1.17mi
405 S Ewing Ave Unit 406 Dallas, TX	2.0	2.0	1102	$2,550	$2.31	44d	1	1.17mi
405 S Ewing Ave Unit 416 Dallas, TX	1.0	1.0	760	$1,930	$2.54	44d	1	1.17mi
1310 Michigan Ave Dallas, TX	3.0	2.0	972	$1,900	$1.95	25d	1	1.21mi
401 N Moore St Dallas, TX	1.0	1.5	972	$1,700	$1.75	8d	1	1.32mi
308 S Storey St Dallas, TX	1.0	1.0	900	$1,550	$1.72	8d	1	1.46mi
2625 E Illinois Ave Unit 102 Dallas, TX	2.0	1.0	750	$1,050	$1.40	25d	1	1.46mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$950	$1.46	19d	1	1.48mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	4d	1	1.48mi
2625 E Illinois Ave Dallas, TX	1.0–2.0	1.0	700	$1,050	$1.50	13d	18	1.48mi
2625 E Illinois Ave Unit 118 Dallas, TX	1.0	1.0	650	$999	$1.54	20d	1	1.48mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$999	$1.54	25d	1	1.48mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	20d	1	1.48mi

Listing history 5 events

1. 2026-06-18
   days on market $149,900 Active 4 DOM
2. 2026-06-17
   days on market $149,900 Active 3 DOM
3. 2026-06-16
   days on market $149,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $149,900 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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 · 23 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: $18,652
• − Mortgage interest: −$8,397
• − Property taxes: −$3,781
• − Insurance: −$750
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,361
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,161/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): 15,775
• Household income: $46,989
• Rent vs Own: 62.1% rent · 37.9% own
• Severe rent burden: 948.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 59% Black 31% Two or more races 17% White 7% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Swiss 1%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 51% French/Haitian/Cajun 1%

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: ▲ 86.64%
• Current HPI: 358.9507
• Rent YoY: ▼ -2.72%
• 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

6 events — show timeline

• 2026-06-14 Listed $149,900 NTREIS
• 2017-02-09 Sold (Public Records) — Public Records
• 2016-07-06 Sold (Public Records) — Public Records
• 2014-05-19 Sold (Public Records) — Public Records
• 2013-01-10 Sold (Public Records) — Public Records
• 1991-01-17 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $3,781 · -1.0% YoY. Source: county tax records.