3523 Edgewood St · Dallas, TX 75215

$120,000

4 bd · 1.0 ba · 940 sqft · SingleFamily public records · 62 Days on market

Built 1935 Fair condition 5,663 sqft lot $128/sqft · 34% below area Est $232k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Investor opportunity in a rapidly growing area of Dallas. Conveniently located with easy access to Downtown Dallas, major highways, shopping, and employment centers. Property is being sold as-is. Buyers and buyer's agents to verify all information.

Key facts

• Easy access
• Employment centers
• Downtown dallas

Tags

• GROWING AREA
• EASY ACCESS
• DOWNTOWN DALLAS
• MAJOR HIGHWAYS
• SHOPPING
• EMPLOYMENT CENTERS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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); Billy Earl Dade Middle (math 18% / reading 23%, grade F, #1,407 of 1,662 statewide, top 86%, 636 students, 100% FRL); James Madison H S (math 17% / reading 17%, grade F, #1,491 of 1,632 statewide, top 92%, 359 students, 96% FRL).
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-13 pts) — the specific schools serving this property underperform the Dallas ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.2%/yr); 318 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,766/mo this rent would consume 47% of the median local household income ($46k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $947 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.47% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (median comp): $232,288
• List price: $120,000
• Delta: -48.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3716 Dildock St	0.29mi	3/1.0 (-1)	1,008 (+7%)	9mo	$134,900	$134	62
3634 Atlanta St	0.24mi	3/2.0 (-1)	959 (+2%)	23mo	$150,000	$156	57
3912 Atlanta St	0.41mi	3/1.0 (-1)	924 (-2%)	20mo	$155,900	$169	56
3805 Crozier St	0.26mi	3/2.0 (-1)	1,000 (+6%)	19mo	$159,999	$160	52
2617 Dathe St	0.31mi	3/3.0 (-1)	1,000 (+6%)	16mo	$117,000	$117	49
2332 Poplar St	0.49mi	3/2.0 (-1)	1,036 (+10%)	3mo	$249,900	$241	48
3809 Spence St	0.44mi	3/1.0 (-1)	1,020 (+8%)	16mo	$225,000	$221	47
2700 Tanner St	0.35mi	3/2.0 (-1)	1,054 (+12%)	10mo	$170,000	$161	46
3631 Dunbar St	0.66mi	3/1.0 (-1)	1,032 (+10%)	2mo	$97,900	$95	46
3815 Spence St	0.45mi	3/2.0 (-1)	1,080 (+15%)	2mo	$223,900	$207	44

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: 22.8%
• Equity multiple: 2.20×
• Total profit: $40,282
• Equity at exit: $39,655

10-year hold

• IRR: 28.6%
• Equity multiple: 4.92×
• Total profit: $131,600
• Equity at exit: $51,698

Cash invested: $33,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 10 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $203,250 ($185/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +33.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 318
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $494

Break-even live

Break-even rent $1,141

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $562	-5% $528	+0% $494	+5% $460	+10% $426
Rent	-10% $354	-5% $424	+0% $494	+5% $563	+10% $633
Rate	-1.0pp $554	-0.5pp $524	base $494	+0.5pp $463	+1.0pp $431

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3610 Atlanta St Dallas, TX	3.0	2.0	1090	$1,664	$1.53	4d	1	0.23mi
2545 Metropolitan Ave Dallas, TX	3.0	1.0	936	$1,650	$1.76	3d	1	0.28mi
3711 Guaranty St Dallas, TX	3.0	1.0	984	$1,650	$1.68	28d	1	0.35mi
2642 Eugene St Dallas, TX	3.0	2.0	1008	$1,750	$1.74	10d	1	0.58mi
2627 Pine St Dallas, TX	3.0	2.0	1090	$1,610	$1.48	0d	1	0.62mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	54d	1	0.62mi
2216 Marburg St Dallas, TX	3.0	1.0	1088	$1,725	$1.59	8d	1	0.79mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	37d	1	0.84mi
3907 Roberts Ave Dallas, TX	3.0	1.0	908	$1,395	$1.54	64d	1	0.84mi
2903 Carpenter Ave Dallas, TX	3.0	2.0	1064	$2,050	$1.93	0d	1	0.85mi
3204 Tuskegee St Dallas, TX	3.0	2.0	909	$1,575	$1.73	2d	1	0.85mi
2503 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,490	$1.70	9d	1	0.87mi
2005 J B Jackson Junior Blvd Dallas, TX	3.0	2.0	872	$1,299	$1.49	0d	1	0.87mi
2007 J B Jackson Junior Blvd Dallas, TX	3.0	2.0	872	$1,350	$1.55	16d	1	0.88mi
2561 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,340	$1.53	22d	1	0.89mi
2563 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,240	$1.42	64d	1	0.89mi
2603 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,385	$1.58	93d	1	0.89mi
2615 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	64d	1	0.89mi
2627 Elsie Faye Heggins St Dallas, TX	3.0	2.0	876	$1,280	$1.46	93d	1	0.89mi
3408 Spring Ave Dallas, TX	3.0	2.0	780	$1,180	$1.51	16d	1	1.08mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	60d	4	1.23mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	63d	1	1.26mi
2829 Oakdale St Dallas, TX	3.0	2.0	1028	$1,590	$1.55	0d	1	1.27mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	73d	1	1.42mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	56d	1	1.42mi
2503 Scott St Dallas, TX	3.0	1.0	896	$1,495	$1.67	41d	1	1.47mi
2214 Dyson St Dallas, TX	3.0	2.5	1056	$2,700	$2.56	24d	1	1.49mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	73d	1	1.49mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,000	$1.89	43d	1	1.49mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,465	$1.34	12d	1	1.50mi

Property features AI

Finance

• Other: No known restrictions
• Financial info: Listing is for sale (cash terms indicated)No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: DrivewayNo garage or covered/carport spaces
• Utilities: City waterCity sewerCable availableNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1935One storyNo accessibility features indicatedNo dock permittedNo horse or barn amenities
• Construction: Composition roofPillar/post/pier foundation
• Exterior features: Front porchLot is less than 0.5 acre (approximately 0.13 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 3 full bathrooms (main level)
• Heating & cooling: Central heatingCentral airWindow unit(s)
• Interior features: Cable TV availableOne-level home10 total roomsOne living areaOne dining area
• Laundry & utility: Dedicated laundry room (main level)

Listing history 45 events

1. 2026-08-08
   days on market $120,000 Active 62 DOM
2. 2026-08-06
   days on market $120,000 Active 60 DOM
3. 2026-08-05
   days on market $120,000 Active 59 DOM
4. 2026-08-04
   days on market $120,000 Active 58 DOM
5. 2026-07-31
   days on market $120,000 Active 54 DOM
6. 2026-07-30
   days on market $120,000 Active 52 DOM
7. 2026-07-28
   days on market $120,000 Active 51 DOM
8. 2026-07-26
   days on market $120,000 Active 49 DOM
9. 2026-07-24
   days on market $120,000 Active 47 DOM
10. 2026-07-23
    days on market $120,000 Active 46 DOM
11. 2026-07-22
    days on market $120,000 Active 45 DOM
12. 2026-07-20
    days on market $120,000 Active 43 DOM
13. 2026-07-18
    days on market $120,000 Active 41 DOM
14. 2026-07-18
    days on market $120,000 Active 40 DOM
15. 2026-07-16
    days on market $120,000 Active 39 DOM
16. 2026-07-15
    days on market $120,000 Active 38 DOM
17. 2026-07-14
    days on market $120,000 Active 37 DOM
18. 2026-07-13
    days on market $120,000 Active 36 DOM
19. 2026-07-13
    days on market $120,000 Active 35 DOM
20. 2026-07-11
    days on market $120,000 Active 34 DOM
21. 2026-07-10
    days on market $120,000 Active 33 DOM
22. 2026-07-09
    days on market $120,000 Active 32 DOM
23. 2026-07-07
    days on market $120,000 Active 30 DOM
24. 2026-07-06
    days on market $120,000 Active 29 DOM
25. 2026-07-06
    days on market $120,000 Active 28 DOM
26. 2026-07-05
    days on market $120,000 Active 27 DOM
27. 2026-07-03
    days on market $120,000 Active 26 DOM
28. 2026-07-02
    days on market $120,000 Active 25 DOM
29. 2026-07-01
    days on market $120,000 Active 24 DOM
30. 2026-06-30
    days on market $120,000 Active 23 DOM
31. 2026-06-29
    days on market $120,000 Active 22 DOM
32. 2026-06-28
    days on market $120,000 Active 21 DOM
33. 2026-06-27
    days on market $120,000 Active 20 DOM
34. 2026-06-26
    days on market $120,000 Active 19 DOM
35. 2026-06-24
    days on market $120,000 Active 17 DOM
36. 2026-06-22
    days on market $120,000 Active 15 DOM
37. 2026-06-21
    days on market $120,000 Active 14 DOM
38. 2026-06-18
    days on market $120,000 Active 11 DOM
39. 2026-06-17
    days on market $120,000 Active 10 DOM
40. 2026-06-16
    days on market $120,000 Active 9 DOM
41. 2026-06-15
    days on market $120,000 Active 8 DOM
42. 2026-06-13
    days on market $120,000 Active 6 DOM
43. 2026-06-09
    days on market $120,000 Active 2 DOM
44. 2026-06-08
    remarks 248-char remark
45. 2026-06-08
    listed $120,000 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,195
• − Mortgage interest: −$6,722
• − Property taxes: −$2,669
• − Insurance: −$600
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,491
• Taxable income: $4,322
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $4,886/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $23,500–$42,300 screening

The home requires significant repairs and maintenance, particularly to the roof and exterior siding. Addressing these issues will significantly increase its value and make it more attractive to buyers and renters.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Major roof — The roof is visibly damaged and missing shingles.
• Moderate exterior siding — The exterior siding shows signs of wear and tear.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, attracting more buyers and renters. ↑
• Both paint exterior and trim windows — Fresh paint and window trim will enhance the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both landscape and maintain yard — A well-maintained yard will improve the home's overall appearance and attract more buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Paul L Dunbar Learning Center F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Billy Earl Dade Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High James Madison H S F TX #1,491/1,632 Nat'l #15,029/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: No known restrictions
• Financial info: Listing is for sale (cash terms indicated)No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: DrivewayNo garage or covered/carport spaces
• Utilities: City waterCity sewerCable availableNot in a municipal utility district
• Home design: Single-family residenceResidential propertyBuilt in 1935One storyNo accessibility features indicatedNo dock permittedNo horse or barn amenities
• Construction: Composition roofPillar/post/pier foundation
• Exterior features: Front porchLot is less than 0.5 acre (approximately 0.13 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 3 full bathrooms (main level)
• Heating & cooling: Central heatingCentral airWindow unit(s)
• Interior features: Cable TV availableOne-level home10 total roomsOne living areaOne dining area
• Laundry & utility: Dedicated laundry room (main level)

Price history

5 events — show timeline

• 2026-06-06 Listed $120,000 NTREIS
• 2016-04-01 Sold (Public Records) — Public Records
• 2015-12-29 Sold (Public Records) — Public Records
• 2015-12-29 Sold (Public Records) — Public Records
• 1992-07-08 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,669 · -5.0% YoY. Source: county tax records.