1215 Tarpley Ave · Dallas, TX 75211

$275,000

4 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 163 Days on market

Built 1947 7,623 sqft lot $274/sqft · 67% above area Est $317k · 13% under ↓ 7% 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 +13.5/15.0
• Cash flow +8.0/30.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1215 Tarpley Avenue, a beautifully updated Dallas gem offering the perfect blend of modern style and classic charm. This move-in-ready home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases sleek cabinetry, contemporary finishes, and ample counter space, flowing seamlessly into the dining and living areas for an effortless hosting experience. Natural light fills the home, highlighting the thoughtfully selected finishes and clean, modern aesthetic throughout. The spacious bedrooms provide comfort and privacy, while the updated bathroom offers a spa-like feel with stylish fixtures and finishes. Step outside to enjoy a generous backyard — ideal for entertaining, gardening, or creating your own outdoor oasis. Located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, and major highways, this home offers unbeatable convenience with quick access to shopping, dining, and entertainment. Whether you’re a first-time buyer, or someone looking for a beautifully refreshed home in a rapidly growing area, 1215 Tarpley Avenue delivers exceptional lifestyle.

Key facts

• Gas cooktop
• Spacious island
• Oversized carport

Tags

• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• GAS COOKTOP
• SPACIOUS ISLAND
• OVERSIZED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.7% below list).
• Recommended offer: $215k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 falling (-3.9%/yr); 161 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,152/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 2585% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 163 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $215,219 (21.7% 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 163 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $317,388
• List price: $275,000
• Delta: -13.36%
• 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
1239 Tarpley Ave	0.06mi	3/1.0 (-1)	1,002 (0%)	4mo	$159,900	$160	85
4007 Shelley Blvd	0.38mi	3/2.0 (-1)	1,000 (-0%)	6mo	$319,000	$319	72
3313 Thibet St	0.36mi	3/2.0 (-1)	973 (-3%)	6mo	$252,000	$259	68
4024 Moler St	0.35mi	3/2.0 (-1)	1,066 (+6%)	4mo	$240,000	$225	64
3228 Emmett St	0.39mi	3/1.0 (-1)	1,000 (-0%)	15mo	$220,000	$220	60
3307 Dawes Dr	0.49mi	3/1.0 (-1)	936 (-7%)	3mo	$260,000	$278	54
4117 Moler St	0.42mi	3/2.0 (-1)	1,104 (+10%)	10mo	$309,000	$280	50
3503 June Dr	0.66mi	3/1.0 (-1)	936 (-7%)	3mo	$175,000	$187	47
906 Eli Ave	0.70mi	3/1.0 (-1)	950 (-5%)	4mo	$200,000	$211	47
4015 Penrod Ave	0.44mi	3/1.0 (-1)	1,100 (+10%)	12mo	$260,000	$236	44
2907 Wilton Ave	0.71mi	3/1.5 (-1)	1,097 (+10%)	4mo	$150,000	$137	41
4036 Dutton Dr	0.61mi	3/1.0 (-1)	1,111 (+11%)	5mo	$260,000	$234	40

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: -27.2%
• Equity multiple: 0.11×
• Total profit: $-68,610
• Equity at exit: $41,003

10-year hold

• IRR: -41.6%
• Equity multiple: -0.39×
• Total profit: $-106,738
• Equity at exit: $23,777

Cash invested: $77,000 (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 75211

• Rents YoY: -3.9%
• Active inventory: 161
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$423 /mo · $5,080/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-280

Break-even live

Break-even rent $2,506

Max offer price $225,567

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3228 Emmett St Dallas, TX	3.0	1.0	1000	$2,000	$2.00	5d	1	0.41mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,150	$1.62	24d	1	0.43mi
3564 Virginia Blvd Dallas, TX	3.0	2.0	1327	$2,000	$1.51	7d	1	0.44mi
4002 Falls Dr Dallas, TX	3.0	2.0	1078	$2,000	$1.86	6d	1	0.53mi
3310 Brooklyndell Ave Dallas, TX	3.0	2.0	1400	$2,300	$1.64	43d	1	0.53mi
3727 Meredith Ave Dallas, TX	3.0	2.0	1386	$2,100	$1.52	24d	1	0.66mi
2859 W Brooklyn Ave Dallas, TX	3.0	2.0	1430	$2,950	$2.06	43d	1	0.85mi
2715 Grafton Ave Dallas, TX	3.0	2.0	1403	$2,650	$1.89	43d	1	0.98mi
2730 Gladstone Dr Dallas, TX	3.0	2.0	1466	$2,000	$1.36	3d	1	1.06mi
4646 Ridgepoint Dr Dallas, TX	3.0	1.5	1300	$1,850	$1.42	18d	1	1.16mi
2736 Rolinda Dr Dallas, TX	3.0	2.0	1250	$2,150	$1.72	6d	1	1.16mi
2925 Spruce Valley Ln Unit 403 Dallas, TX	3.0	2.0	1477	$2,500	$1.69	20d	1	1.40mi
2607 Clearview Cir Dallas, TX	3.0	1.5	1486	$1,950	$1.31	7d	1	1.49mi
4520 Wyoming St Dallas, TX	3.0	1.0	1250	$1,750	$1.40	24d	1	1.49mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $275,000 Pending 163 DOM
2. 2026-06-07
   days on market $275,000 Active Option Contract 162 DOM
3. 2026-06-04
   days on market $275,000 Active Option Contract 159 DOM
4. 2026-06-03
   days on market $275,000 Active Option Contract 158 DOM
5. 2026-06-02
   days on market $275,000 Active Option Contract 157 DOM
6. 2026-06-02
   days on market $275,000 Active Option Contract 156 DOM
7. 2026-05-31
   days on market $275,000 Active Option Contract 155 DOM
8. 2026-05-06
   price $287,000 1171-char remark

   Show marketing remark (1171 chars)

   Welcome to 1215 Tarpley Avenue, a beautifully updated Dallas gem offering the perfect blend of modern style and classic charm. This move-in-ready home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases sleek cabinetry, contemporary finishes, and ample counter space, flowing seamlessly into the dining and living areas for an effortless hosting experience. Natural light fills the home, highlighting the thoughtfully selected finishes and clean, modern aesthetic throughout. The spacious bedrooms provide comfort and privacy, while the updated bathroom offers a spa-like feel with stylish fixtures and finishes. Step outside to enjoy a generous backyard — ideal for entertaining, gardening, or creating your own outdoor oasis. Located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, and major highways, this home offers unbeatable convenience with quick access to shopping, dining, and entertainment. Whether you’re a first-time buyer, or someone looking for a beautifully refreshed home in a rapidly growing area, 1215 Tarpley Avenue delivers exceptional lifestyle.

9. 2026-03-09
   price $294,000 1171-char remark

   Show marketing remark (1171 chars)

   Welcome to 1215 Tarpley Avenue, a beautifully updated Dallas gem offering the perfect blend of modern style and classic charm. This move-in-ready home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases sleek cabinetry, contemporary finishes, and ample counter space, flowing seamlessly into the dining and living areas for an effortless hosting experience. Natural light fills the home, highlighting the thoughtfully selected finishes and clean, modern aesthetic throughout. The spacious bedrooms provide comfort and privacy, while the updated bathroom offers a spa-like feel with stylish fixtures and finishes. Step outside to enjoy a generous backyard — ideal for entertaining, gardening, or creating your own outdoor oasis. Located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, and major highways, this home offers unbeatable convenience with quick access to shopping, dining, and entertainment. Whether you’re a first-time buyer, or someone looking for a beautifully refreshed home in a rapidly growing area, 1215 Tarpley Avenue delivers exceptional lifestyle.

10. 2026-01-07
    price $299,000 1171-char remark

    Show marketing remark (1171 chars)

    Welcome to 1215 Tarpley Avenue, a beautifully updated Dallas gem offering the perfect blend of modern style and classic charm. This move-in-ready home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases sleek cabinetry, contemporary finishes, and ample counter space, flowing seamlessly into the dining and living areas for an effortless hosting experience. Natural light fills the home, highlighting the thoughtfully selected finishes and clean, modern aesthetic throughout. The spacious bedrooms provide comfort and privacy, while the updated bathroom offers a spa-like feel with stylish fixtures and finishes. Step outside to enjoy a generous backyard — ideal for entertaining, gardening, or creating your own outdoor oasis. Located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, and major highways, this home offers unbeatable convenience with quick access to shopping, dining, and entertainment. Whether you’re a first-time buyer, or someone looking for a beautifully refreshed home in a rapidly growing area, 1215 Tarpley Avenue delivers exceptional lifestyle.

11. 2025-12-27
    listed $309,900 Active 1171-char remark

    Show marketing remark (1171 chars)

    Welcome to 1215 Tarpley Avenue, a beautifully updated Dallas gem offering the perfect blend of modern style and classic charm. This move-in-ready home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases sleek cabinetry, contemporary finishes, and ample counter space, flowing seamlessly into the dining and living areas for an effortless hosting experience. Natural light fills the home, highlighting the thoughtfully selected finishes and clean, modern aesthetic throughout. The spacious bedrooms provide comfort and privacy, while the updated bathroom offers a spa-like feel with stylish fixtures and finishes. Step outside to enjoy a generous backyard — ideal for entertaining, gardening, or creating your own outdoor oasis. Located just minutes from Downtown Dallas, Trinity Groves, Bishop Arts District, and major highways, this home offers unbeatable convenience with quick access to shopping, dining, and entertainment. Whether you’re a first-time buyer, or someone looking for a beautifully refreshed home in a rapidly growing area, 1215 Tarpley Avenue delivers exceptional lifestyle.

12. 2003-09-13
    soldstatus
13. 2003-06-13
    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: $5,080 · $423/mo
• Projected year-2 tax: $5,080 · $423/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,826
• − Mortgage interest: −$15,404
• − Property taxes: −$5,080
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$8,000
• Taxable loss: −$8,165
• Est. tax savings @ 24.0%: +$1,960
• After-tax cash flow: $-1,398/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): 73,534
• Household income: $56,807
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 2585.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 24% White 10% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 69%
• Foreign-born: 32% · Canada
• Languages at home: 32% English-only · Spanish 67%

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: ▼ -233.57%
• Current HPI: 343.4166
• Rent YoY: ▼ -3.89%
• 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

-7.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $287,000 NTREIS
• 2026-03-09 Price Changed $294,000 NTREIS
• 2026-01-07 Price Changed $299,000 NTREIS
• 2025-12-27 Listed $309,900 NTREIS
• 2003-09-13 Sold (Public Records) — Public Records
• 2003-06-13 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,080 · -0.4% YoY. Source: county tax records.