3102 Kellogg Ave · Dallas, TX 75216

$140,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.27 ac lot Est $139k · 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 +21.4/30.0
• ARV discount +7.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Correction: property can go FHA or VA financing. This cutie pie the updates speaks for itself, granite counter top, new cabinets, wood flooring, ceramic tiling carpet in both bedrooms, interior exterior painting. Do your search and bring offer before this diamond is gone, price belong ARV. in the area.

Key facts

• Cul-de-sac lot
• Quick access to i-45
• Functional layout

Tags

• CUL-DE-SAC LOT
• FUNCTIONAL LAYOUT
• WOOD OR LAMINATE FLOORING
• PIER AND BEAM FOUNDATION
• OVERSIZED LOT
• QUICK ACCESS TO I-45

Property features AI

Finance

• Other: - Located in Dallas County; subdivision: Deerpath Village 04
• Financial info: - Listing accepted loan types: Cash, Conventional, FHA; - Special listing condition: Real Estate Owned; - Possession at closing/funding
• HOA & community: - No association

Exterior

• Parking: - 2-space carport; - Concrete parking surfaces
• Security: - (No security features provided)
• Utilities: - City water; - City sewer; - Not in a municipal utility district
• Home design: - Single-family residence; - One-story; - Residential property
• Construction: - Built in 1950; - Composition roof; - Combination foundation
• Exterior features: - Lot under 0.5 acre (approx. 0.269 acres); - Cul-de-sac location (property at end of cul-de-sac per directions)

Interior

• Kitchen: - Kitchen on the main level; - Appliances: Other
• Bedrooms: - 2 bedrooms (both on the main level; primary bedroom on level 1)
• Flooring: - Laminate and wood flooring; wood under carpet
• Bathrooms: - 1 full bathroom
• Heating & cooling: - (No heating or cooling details provided)
• Interior features: - 1 living area and 1 dining area; - 4 total rooms; - Other interior features
• Laundry & utility: - (No specific laundry or utility details provided)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 fast (+4.2%/yr); 249 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $1,649/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 2465% 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 $968 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.18% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2323 Deer Path Dr	0.13mi	2/1.0	790 (-0%)	1mo	$114,500	$145	93
2437 Stovall Dr	0.17mi	2/1.0	768 (-3%)	7mo	$135,000	$176	81
2332 Village Way	0.14mi	2/1.0	768 (-3%)	11mo	$97,000	$126	79
2348 Village Way	0.13mi	2/1.0	840 (+6%)	6mo	$125,000	$149	78
2449 Stovall Dr	0.16mi	3/2.0 (+1)	816 (+3%)	10mo	$134,900	$165	70
2541 Fordham Rd	0.65mi	2/1.0	816 (+3%)	2mo	$185,000	$227	63
2603 Volga Ave	0.54mi	2/1.0	812 (+2%)	13mo	$175,000	$216	60
2546 Jennings Ave	0.62mi	2/1.0	820 (+4%)	8mo	$185,000	$226	58
1523 E Elmore Ave	0.70mi	2/1.0	846 (+7%)	5mo	$115,000	$136	52
2414 Marfa Ave	0.40mi	2/1.0	896 (+13%)	11mo	$140,000	$156	50
2606 Volga Ave	0.57mi	2/1.0	860 (+9%)	13mo	$150,900	$175	48
1926 E Overton Rd	0.65mi	3/2.0 (+1)	744 (-6%)	10mo	$225,000	$302	42

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,383
• Equity at exit: $20,874

10-year hold

• IRR: 6.3%
• Equity multiple: 1.50×
• Total profit: $19,440
• Equity at exit: $12,105

Cash invested: $39,200 (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 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 249
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$734
• Tax from tax record: −$303 /mo · $3,636/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $207

Break-even live

Break-even rent $1,387

Max offer price $140,000

Occupancy floor 82%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 Deer Path Dr Dallas, TX	2.0	1.0	790	$1,650	$2.09	7d	1	0.07mi
3206 Kellogg Ave Dallas, TX	3.0	1.5	1076	$1,800	$1.67	44d	1	0.07mi
2503 Stovall Dr Dallas, TX	2.0	2.0	768	$2,300	$2.99	44d	1	0.14mi
2538 Stovall Dr Dallas, TX	3.0	1.0	986	$1,625	$1.65	5d	1	0.15mi
3320 Mundy Dr Dallas, TX	3.0	2.0	1010	$1,695	$1.68	44d	1	0.23mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	20d	1	0.62mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$950	$1.46	19d	1	0.62mi
2625 E Illinois Ave Dallas, TX	2.0	1.0	750	$1,050	$1.40	4d	1	0.62mi
2625 E Illinois Ave Dallas, TX	1.0	1.0	650	$999	$1.54	24d	1	0.62mi
2625 E Illinois Ave Unit 118 Dallas, TX	1.0	1.0	650	$999	$1.54	20d	1	0.62mi
2625 E Illinois Ave Dallas, TX	1.0–2.0	1.0	700	$1,050	$1.50	13d	18	0.62mi
2625 E Illinois Ave Unit 102 Dallas, TX	2.0	1.0	750	$1,050	$1.40	24d	1	0.63mi
2821 E Kiest Blvd Dallas, TX	1.0	1.0	700	$990	$1.41	7d	1	0.80mi
1618 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,900	$1.73	44d	1	0.98mi
2906 E Kiest Blvd Dallas, TX	2.0–3.0	1.0–2.0	798	$1,235	$1.55	1d	5	1.00mi
1334 Marfa Ave Dallas, TX	3.0	2.0	1100	$1,475	$1.34	44d	1	1.23mi
4417 S Lancaster Rd Dallas, TX	2.0	1.0–2.0	874	$1,595	$1.82	2d	1	1.25mi
2423 Maryland Ave Dallas, TX	2.0	2.0	1102	$2,350	$2.13	44d	1	1.36mi
1427 Diceman Ave Dallas, TX	3.0	2.0	890	$1,600	$1.80	24d	1	1.36mi
2406 S Marsalis Ave Dallas, TX	2.0	1.0	956	$1,700	$1.78	44d	1	1.41mi
1532 Whitaker Ave Dallas, TX	1.0	1.0	656	$1,200	$1.83	44d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 21 DOM
2. 2026-06-17
   days on market $140,000 Active 20 DOM
3. 2026-06-16
   days on market $140,000 Active 19 DOM
4. 2026-06-15
   days on market $140,000 Active 18 DOM
5. 2026-06-13
   days on market $140,000 Active 16 DOM
6. 2026-06-09
   days on market $140,000 Active 12 DOM
7. 2026-06-08
   days on market $140,000 Active 11 DOM
8. 2026-06-07
   days on market $140,000 Active 10 DOM
9. 2026-06-04
   days on market $140,000 Active 7 DOM
10. 2026-06-03
    days on market $140,000 Active 6 DOM
11. 2026-06-02
    days on market $140,000 Active 5 DOM
12. 2026-06-01
    days on market $140,000 Active 4 DOM
13. 2026-05-31
    days on market $140,000 Active 3 DOM
14. 2026-05-28
    listed $140,000 Active
15. 2019-10-29
    soldstatus
16. 2019-10-25
    soldstatus Sold 303-char remark

    Show marketing remark (303 chars)

    Correction: property can go FHA or VA financing. This cutie pie the updates speaks for itself, granite counter top, new cabinets, wood flooring, ceramic tiling carpet in both bedrooms, interior exterior painting. Do your search and bring offer before this diamond is gone, price belong ARV. in the area.

17. 2019-09-25
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Correction: property can go FHA or VA financing. This cutie pie the updates speaks for itself, granite counter top, new cabinets, wood flooring, ceramic tiling carpet in both bedrooms, interior exterior painting. Do your search and bring offer before this diamond is gone, price belong ARV. in the area.

18. 2019-08-25
    listed $89,999 Active 303-char remark

    Show marketing remark (303 chars)

    Correction: property can go FHA or VA financing. This cutie pie the updates speaks for itself, granite counter top, new cabinets, wood flooring, ceramic tiling carpet in both bedrooms, interior exterior painting. Do your search and bring offer before this diamond is gone, price belong ARV. in the area.

19. 2019-04-01
    historical
20. 2019-03-11
    price $69,000
21. 2019-01-29
    listed $89,000 Active

ⓘ 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: $3,636 · $303/mo
• Projected year-2 tax: $3,636 · $303/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,786
• − Mortgage interest: −$7,842
• − Property taxes: −$3,636
• − Insurance: −$700
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,073
• Taxable income: $369
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,396/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): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

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: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• 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

+57.3% since first listed

8 events — show timeline

• 2026-05-28 Listed $140,000 NTREIS
• 2019-10-29 Sold (Public Records) — Public Records
• 2019-10-25 Sold (MLS) — NTREIS
• 2019-09-25 Pending — NTREIS
• 2019-08-25 Listed $89,999 NTREIS
• 2019-04-01 Listing Removed — NTREIS
• 2019-03-11 Price Changed $69,000 NTREIS
• 2019-01-29 Listed $89,000 NTREIS

Property tax history

+11.1%/yr

Latest (2025): $3,636 · -0.4% YoY. Source: county tax records.