3426 Edgewood St · Dallas, TX 75215

$100,000

2 bd · 1.5 ba · 1,604 sqft · SingleFamily public records · 9 Days on market

Built 1936 6,490 sqft lot $62/sqft · 67% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Prime redevelopment opportunity in Dallas. This 2-bedroom, 1.5-bath property sits on a 0.14-acre corner lot in an established area with strong upside potential. The home is being sold as-is and is best suited for teardown or full-scale redevelopment. Existing structures, including the detached garage, will likely require removal. Ideal for investors or builders seeking to maximize value through new construction or a complete rebuild. With the right vision, this property offers an excellent opportunity to capitalize on lot value and area growth.

Key facts

• 6,490 sq ft lot
• 2 garage spots
• Built 1936

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot size listed as less than 0.5 acre
• Financial info: Listing terms: Cash; Special listing conditions: Probate listing
• HOA & community: No association

Exterior

• Parking: 2-car garage; Street parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One-story; Residential property; Preowned (built 1936)
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation; Year built 1936
• Exterior features: Chain link fence; Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; 6 total rooms
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.7% 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: Paul L Dunbar Learning Center (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 531 students, 95% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 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).
• At $2,185/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $789 appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.8% appreciation + 7.2% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $100,000

Questions for the listing agent

1. Built in 1936 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.01%
• DSCR: 2.65
• GRM: 3.8

CMA / ARV

• ARV (median comp): $305,414
• List price: $100,000
• Delta: -67.26%
• 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
3500 S Harwood St	0.15mi	3/2.0 (+1)	1,448 (-10%)	5mo	$100,000	$69	66
2512 Peabody Ave	0.28mi	3/3.5 (+1)	1,700 (+6%)	2mo	$355,000	$209	62
2616 Peabody Ave	0.35mi	3/3.5 (+1)	1,690 (+5%)	2mo	$345,000	$204	60
2823 South Blvd	0.63mi	3/3.5 (+1)	1,601 (-0%)	0mo	$199,500	$125	57
1817 Cooper St	0.21mi	3/2.5 (+1)	1,405 (-12%)	4mo	$220,000	$157	57
2312 Jordan St	0.27mi	3/2.0 (+1)	1,386 (-14%)	1mo	$188,500	$136	57
2618 Birmingham Ave	0.28mi	3/2.5 (+1)	1,800 (+12%)	1mo	$314,900	$175	56
2807 Tanner St	0.41mi	3/2.0 (+1)	1,782 (+11%)	1mo	$264,000	$148	55
3300 Holmes St	0.45mi	3/2.5 (+1)	1,473 (-8%)	4mo	$215,000	$146	53
1629 Pine St	0.69mi	3/3.0 (+1)	1,628 (+2%)	4mo	$245,000	$150	51
1570 Panama Pl	0.43mi	3/2.5 (+1)	1,376 (-14%)	4mo	$205,000	$149	44
1609 Pine St	0.72mi	3/2.0 (+1)	1,445 (-10%)	3mo	$229,000	$158	41

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

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 3.19×
• Total profit: $61,394
• Equity at exit: $33,046

10-year hold

• IRR: 45.4%
• Equity multiple: 7.43×
• Total profit: $180,045
• Equity at exit: $43,082

Cash invested: $28,000 (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 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$524
• Tax from tax record: −$296 /mo · $3,558/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $797

Break-even live

Break-even rent $1,176

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $854	-5% $825	+0% $797	+5% $769	+10% $741
Rent	-10% $625	-5% $711	+0% $797	+5% $883	+10% $970
Rate	-1.0pp $848	-0.5pp $823	base $797	+0.5pp $771	+1.0pp $745

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Birmingham Ave Dallas, TX	3.0	2.5	1516	$2,500	$1.65	25d	1	0.16mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	3d	1	0.21mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	2d	1	0.27mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	0.51mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	25d	1	0.52mi
3927 S Malcolm X Blvd Dallas, TX	1.0	1.0	1248	$1,200	$0.96	2d	1	0.59mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	0.64mi
3308 Birmingham Ave Unit 11 Dallas, TX	2.0	2.5	1505	$2,375	$1.58	44d	1	0.87mi
3308 Birmingham Ave Unit 6 Dallas, TX	2.0	2.5	1341	$2,175	$1.62	17d	1	0.87mi
3308 Birmingham Ave Unit 7 Dallas, TX	2.0	2.5	1287	$2,125	$1.65	15d	1	0.87mi
3308 Birmingham Ave Unit 1 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	25d	1	0.87mi
3308 Birmingham Ave Unit 03 Dallas, TX	2.0	2.5	1451	$2,275	$1.57	44d	1	0.87mi
2080 Kelly Ave Unit 109 Dallas, TX	2.0	2.5	1164	$2,595	$2.23	44d	1	0.94mi
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	8d	1	0.97mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	8d	1	1.02mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	8d	1	1.02mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	25d	1	1.02mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	44d	1	1.02mi
2020 S Ervay St Dallas, TX	2.0	1.0–2.0	821	$2,325	$2.83	0d	56	1.05mi
2016 S Ervay St Unit B1 Dallas, TX	2.0	2.0	1102	$2,225	$2.02	44d	1	1.05mi
3230 Elihu St #2 Dallas, TX	2.0	3.5	1400	$2,300	$1.64	44d	1	1.06mi
3230 Elihu St #5 Dallas, TX	2.0	3.5	1400	$2,700	$1.93	44d	1	1.06mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	17d	1	1.10mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	5d	2	1.10mi
2007 S Ervay St Dallas, TX	1.0	1.0	1510	$2,295	$1.52	8d	2	1.10mi
1812 Hickory St Dallas, TX	1.0–2.0	1.0–2.0	825	$2,261	$2.74	44d	19	1.12mi
1512 Seegar St Unit 1508 Dallas, TX	3.0	3.5	2003	$3,250	$1.62	44d	1	1.13mi
1900 S Ervay St Dallas, TX	2.0	3.0	1302	$3,700	$2.84	44d	1	1.13mi
1508 Seegar St Dallas, TX	3.0	3.5	1966	$3,124	$1.59	15d	9	1.13mi
1813 Park Ave Unit 107 Dallas, TX	1.0	1.5	1378	$2,395	$1.74	11d	1	1.16mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$2,964	$1.89	44d	10	1.17mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	1.19mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	25d	1	1.20mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	1.22mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.24mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,275	$1.15	12d	4	1.24mi
1919 S Akard St Dallas, TX	1.0–2.0	1.0–2.0	965	$2,054	$2.13	0d	8	1.24mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	44d	1	1.32mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.33mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,680	$1.29	0d	1	1.35mi

Listing history 1 events

1. 2026-05-11
   listed $100,000 Active 550-char remark

ⓘ 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: $3,558 · $296/mo
• Projected year-2 tax: $3,558 · $296/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $26,220
• − Mortgage interest: −$5,602
• − Property taxes: −$3,558
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$2,909
• Taxable income: $8,659
• Est. tax owed @ 24.0%: −$2,078
• After-tax cash flow: $7,488/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): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

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 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• 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

2 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-05-11 Listed $100,000 NTREIS

Property tax history

+8.7%/yr

Latest (2025): $3,558 · -2.2% YoY. Source: county tax records.