2633 Peabody Ave · Dallas, TX 75215

$489,500

4 bd · 3.5 ba · 2,448 sqft · Land · 33 Days on market

Built 2026 4,792 sqft lot

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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).

• Cash flow +7.7/30.0
• 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
• DSCR +1.8/10.0
• 1% rule +0.9/10.0

Listing remarks

Modern new construction on a prime corner lot just 5 minutes from downtown Dallas. This 4 bed, 3.5 bath home features two en-suite bedrooms, quartz countertops, Samsung appliances, a spacious 2-car garage, private balcony, and a covered rear porch perfect for entertaining. Thoughtfully designed with upscale finishes and functional living spaces throughout.

Key facts

• Private balcony
• Upscale finishes
• Corner lot

Tags

• CORNER LOT
• PRIVATE BALCONY
• COVERED REAR PORCH
• UPSCALE FINISHES
• FUNCTIONAL LIVING SPACES

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; New construction completed in 2026; Entry level: 1
• Construction: New construction - complete (2026)
• Exterior features: Lot under 0.5 acre (approximately 0.11 acre); Subdivision: South Park

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave
• Bedrooms: 4 bedrooms (primary bedroom on level 1); Other bedrooms on level 1
• Bathrooms: 3 full bathrooms, 1 half bathroom
• Interior features: Two-story layout; 6 total rooms; Electric fireplaces (2 total); Other interior features
• Laundry & utility: No smart-home features reported

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $490k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (40.8% below list).
• Recommended offer: $290k (40.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: George Peabody El (math 30% / reading 30%, grade F, #2,500 of 4,322 statewide, top 58%, 359 students, 92% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 247 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,898/mo this rent would consume 76% 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 $7k of equity ($3k loan paydown + $4k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• 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 $289,776 (40.8% 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 33 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.59% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 14.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.86×
• Total profit: $-19,774
• Equity at exit: $161,759

10-year hold

• IRR: 4.4%
• Equity multiple: 1.57×
• Total profit: $77,593
• Equity at exit: $210,886

Cash invested: $137,060 (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: 247
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,898 high
• Mortgage (P&I): −$2,567
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-571

Break-even live

Break-even rent $3,620

Max offer price $388,668

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-432	+0% $-571	+5% $-709	+10% $-1,432
Rent	-10% $-800	-5% $-685	+0% $-571	+5% $-456	+10% $-342
Rate	-1.0pp $-324	-0.5pp $-446	base $-571	+0.5pp $-698	+1.0pp $-827

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: $122,375
• Closing costs: $14,685
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	3d	1	0.38mi
3521 S Harwood St Dallas, TX	3.0	2.5	1750	$2,700	$1.54	4d	1	0.54mi
3413 Wendelkin St Dallas, TX	3.0	2.5	1724	$2,650	$1.54	3d	1	0.56mi
2406 Merlin St Dallas, TX	3.0	2.5	2004	$2,500	$1.25	9d	1	0.66mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	9d	1	0.99mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	25d	1	0.99mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	45d	1	1.02mi
1874 Beaumont St Dallas, TX	4.0	5.0	2578	$4,900	$1.90	45d	1	1.02mi
1512 Seegar St Unit 1508 Dallas, TX	3.0	3.5	2003	$3,250	$1.62	45d	1	1.05mi
1508 Seegar St Dallas, TX	3.0	3.5	1966	$3,124	$1.59	16d	9	1.05mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	5d	1	1.06mi
1100 Corinth St Dallas, TX	2.0–3.0	2.5–3.5	1572	$3,595	$2.29	45d	10	1.16mi
1805 Browder St Unit 1019612P Dallas, TX	3.0	3.5	2357	$6,844	$2.90	0d	1	1.16mi
1805 Browder St #103 Dallas, TX	3.0	3.5	2358	$8,000	$3.39	45d	1	1.16mi
3900 Commerce St Dallas, TX	3.0	1.0–2.0	1217	$3,925	$3.22	0d	10	1.21mi
4220 Hamilton Ave Dallas, TX	4.0	2.0	1692	$2,350	$1.39	45d	1	1.27mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	9d	1	1.34mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	45d	1	1.34mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	45d	1	1.40mi
2210 Canton St Dallas, TX	1.0–3.0	1.0–2.0	1203	$2,539	$2.11	0d	56	1.40mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	25d	1	1.44mi
2811 Morning Ave Dallas, TX	3.0	2.0	1634	$2,200	$1.35	16d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $489,500 Active 33 DOM
2. 2026-06-18
   days on market $489,500 Active 30 DOM
3. 2026-06-17
   days on market $489,500 Active 29 DOM
4. 2026-06-16
   days on market $489,500 Active 28 DOM
5. 2026-06-15
   days on market $489,500 Active 27 DOM
6. 2026-06-13
   days on market $489,500 Active 25 DOM
7. 2026-06-09
   days on market $489,500 Active 21 DOM
8. 2026-06-08
   days on market $489,500 Active 20 DOM
9. 2026-06-07
   days on market $489,500 Active 19 DOM
10. 2026-06-04
    days on market $489,500 Active 16 DOM
11. 2026-06-03
    days on market $489,500 Active 15 DOM
12. 2026-06-02
    days on market $489,500 Active 14 DOM
13. 2026-06-01
    days on market $489,500 Active 13 DOM
14. 2026-05-31
    days on market $489,500 Active 12 DOM
15. 2026-05-19
    listed $489,500 Active 358-char remark
16. 2026-05-12
    historical
17. 2026-04-03
    price $499,900
18. 2026-03-16
    price $514,500
19. 2026-02-27
    price $529,900
20. 2026-02-19
    listed $540,000 Active
21. 2024-04-30
    historical
22. 2023-10-19
    listed $119,900 Active
23. 1997-12-10
    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: $1,069 · $89/mo
• Projected year-2 tax: $8,958 · $746/mo
• Expected delta: +$7,889/yr (+$657/mo · 738.1%)

ⓘ 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: $34,773
• − Mortgage interest: −$27,420
• − Property taxes: −$1,069
• − Insurance: −$2,448
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$14,240
• Taxable loss: −$15,967
• Est. tax savings @ 24.0%: +$3,832
• After-tax cash flow: $-3,017/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

+308.3% since first listed

9 events — show timeline

• 2026-05-19 Listed $489,500 NTREIS
• 2026-05-12 Listing Removed — NTREIS
• 2026-04-03 Price Changed $499,900 NTREIS
• 2026-03-16 Price Changed $514,500 NTREIS
• 2026-02-27 Price Changed $529,900 NTREIS
• 2026-02-19 Listed $540,000 NTREIS
• 2024-04-30 Listing Removed — NTREIS
• 2023-10-19 Listed $119,900 NTREIS
• 1997-12-10 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,069 · -4.4% YoY. Source: county tax records.