1522 Traymore Ave · Dallas, TX 75217

$175,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 153 Days on market

Built 1952 10,324 sqft lot $162/sqft · 17% below area Est $211k · 17% under ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +12.5/30.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extremely Well Located Dallas home with convenient access to I-30 and other major highways. Situated in an established neighborhood with nearby shopping, schools, and commuter routes. This cozy home offers a functional layout and presents a great opportunity for a buyer looking to add personal touches and make it their own. Ideal for those seeking an affordable entry into homeownership with room to add value. Easy access to Downtown Dallas and surrounding areas. Come see it today!!!

Key facts

• Commuter routes
• Functional layout
• Nearby shopping

Tags

• CONVENIENT ACCESS TO I-30
• ESTABLISHED NEIGHBORHOOD
• NEARBY SHOPPING
• NEARBY SCHOOLS
• COMMUTER ROUTES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (1.9% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: schools C-, 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.
• Market conditions: Rents rising (+1.0%/yr); 198 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 153 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

• ARV (median comp): $210,613
• List price: $175,000
• Delta: -16.91%
• 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
1723 Alhambra St	0.34mi	3/1.0	1,064 (-2%)	2mo	$199,999	$188	80
1811 Alhambra St	0.40mi	3/1.0	1,088 (+1%)	9mo	$239,995	$221	72
1536 Prichard Ln	0.32mi	3/2.0	1,112 (+3%)	6mo	$239,000	$215	71
1423 Traymore Ave	0.15mi	3/2.0	1,140 (+6%)	14mo	$238,500	$209	68
7831 Rosemead Dr	0.25mi	3/1.0	1,152 (+7%)	15mo	$239,900	$208	65
8015 N Reno Ct	0.38mi	3/2.0	1,050 (-3%)	11mo	$195,000	$186	64
7810 Maxwell Ave	0.32mi	4/1.5 (+1)	1,007 (-7%)	7mo	$209,500	$208	61
1626 Conner Dr	0.64mi	2/1.0 (-1)	1,137 (+5%)	1mo	$150,000	$132	56
1158 Carbona Dr	0.45mi	3/2.0	999 (-8%)	13mo	$249,999	$250	52
6808 Umphress Ct	0.72mi	3/2.0	1,150 (+6%)	11mo	$239,990	$209	42
6815 Umphress Rd	0.75mi	3/2.0	1,177 (+9%)	7mo	$235,000	$200	40
7640 Mary Dan Dr	0.72mi	3/1.0	1,191 (+10%)	18mo	$249,900	$210	35

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-33,298
• Equity at exit: $26,093

10-year hold

• IRR: -18.4%
• Equity multiple: 0.10×
• Total profit: $-43,898
• Equity at exit: $15,131

Cash invested: $49,000 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$918
• Tax from tax record: −$393 /mo · $4,714/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-27

Break-even live

Break-even rent $1,751

Max offer price $170,232

Occupancy floor 97%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Whitley Dr Unit 1 Dallas, TX	2.0	1.0	1050	$1,600	$1.52	43d	1	0.28mi
1315 Whitley Dr Unit 2 Dallas, TX	2.0	1.0	700	$1,400	$2.00	43d	1	0.28mi
1201 Rose Garden Ave Dallas, TX	3.0	2.0	1472	$1,750	$1.19	43d	1	0.50mi
1959 Hillburn Dr Dallas, TX	3.0	1.0	912	$1,700	$1.86	6d	1	0.52mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	43d	1	0.57mi
1355 N Jim Miller Rd Unit 23 Dallas, TX	2.0	1.5	953	$1,100	$1.15	3d	1	0.66mi
1355 N Jim Miller Rd Unit 121 Dallas, TX	3.0	1.5	1169	$1,250	$1.07	3d	1	0.66mi
2104 Hillburn Dr Dallas, TX	3.0	1.5	1324	$1,850	$1.40	15d	1	0.70mi
8438 Maddox St Dallas, TX	2.0	1.0	784	$1,450	$1.85	3d	1	1.02mi
1213 Hawley Ln Dallas, TX	4.0	2.0	1074	$2,000	$1.86	43d	1	1.10mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	3d	1	1.23mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	43d	1	1.26mi
8120 Rayville Dr Dallas, TX	2.0	1.0	960	$1,495	$1.56	24d	1	1.27mi
1007 Boquillas Ct Dallas, TX	3.0	2.0	1302	$1,895	$1.46	43d	1	1.30mi
6415 Godfrey Ave Dallas, TX	2.0	1.0	751	$1,435	$1.91	2d	1	1.31mi
8714 Quinn St Unit B Dallas, TX	2.0	2.0	1090	$1,495	$1.37	24d	1	1.34mi
758 Bethpage Ave Dallas, TX	4.0	2.0	1484	$1,975	$1.33	7d	1	1.43mi
7250 Elam Rd Dallas, TX	1.0–3.0	1.0–2.0	724	$1,612	$2.23	3d	9	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 153 DOM
2. 2026-06-17
   days on market $175,000 Active 152 DOM
3. 2026-06-16
   days on market $175,000 Active 151 DOM
4. 2026-06-15
   days on market $175,000 Active 150 DOM
5. 2026-06-13
   days on market $175,000 Active 148 DOM
6. 2026-06-09
   days on market $175,000 Active 144 DOM
7. 2026-06-08
   days on market $175,000 Active 143 DOM
8. 2026-06-07
   days on market $175,000 Active 142 DOM
9. 2026-06-04
   days on market $175,000 Active 139 DOM
10. 2026-06-03
    days on market $175,000 Active 138 DOM
11. 2026-06-02
    days on market $175,000 Active 137 DOM
12. 2026-06-02
    days on market $175,000 Active 136 DOM
13. 2026-05-31
    days on market $175,000 Active 135 DOM
14. 2026-05-12
    price $175,000 487-char remark

    Show marketing remark (487 chars)

    Extremely Well Located Dallas home with convenient access to I-30 and other major highways. Situated in an established neighborhood with nearby shopping, schools, and commuter routes. This cozy home offers a functional layout and presents a great opportunity for a buyer looking to add personal touches and make it their own. Ideal for those seeking an affordable entry into homeownership with room to add value. Easy access to Downtown Dallas and surrounding areas. Come see it today!!!

15. 2026-03-03
    price $185,000 487-char remark

    Show marketing remark (487 chars)

    Extremely Well Located Dallas home with convenient access to I-30 and other major highways. Situated in an established neighborhood with nearby shopping, schools, and commuter routes. This cozy home offers a functional layout and presents a great opportunity for a buyer looking to add personal touches and make it their own. Ideal for those seeking an affordable entry into homeownership with room to add value. Easy access to Downtown Dallas and surrounding areas. Come see it today!!!

16. 2026-01-16
    listed $200,000 Active 487-char remark

    Show marketing remark (487 chars)

    Extremely Well Located Dallas home with convenient access to I-30 and other major highways. Situated in an established neighborhood with nearby shopping, schools, and commuter routes. This cozy home offers a functional layout and presents a great opportunity for a buyer looking to add personal touches and make it their own. Ideal for those seeking an affordable entry into homeownership with room to add value. Easy access to Downtown Dallas and surrounding areas. Come see it today!!!

17. 2011-04-14
    soldstatus
18. 2007-10-16
    soldstatus
19. 2005-03-15
    soldstatus
20. 2005-03-03
    soldstatus
21. 2003-09-18
    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: $4,714 · $393/mo
• Projected year-2 tax: $4,714 · $393/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 3/10 Moderate
• 🌡 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: $20,604
• − Mortgage interest: −$9,803
• − Property taxes: −$4,714
• − Insurance: −$875
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,091
• Taxable loss: −$3,175
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $438/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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

-12.5% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $175,000 NTREIS
• 2026-03-03 Price Changed $185,000 NTREIS
• 2026-01-16 Listed $200,000 NTREIS
• 2011-04-14 Sold (Public Records) — Public Records
• 2007-10-16 Sold (Public Records) — Public Records
• 2005-03-15 Sold (Public Records) — Public Records
• 2005-03-03 Sold (Public Records) — Public Records
• 2003-09-18 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,714 · -0.4% YoY. Source: county tax records.