2802 Brigham Ln · Dallas, TX 75215

$149,000

4 bd · 2.0 ba · 1,700 sqft · Land · 22 Days on market

Built 2025 6,011 sqft lot $88/sqft · 42% below area Est $258k · 42% 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 +9.9/10.0
• 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

Listing remarks

* * THE SELLER HAS ACCEPTED AND OFFER AND THE CONTRACT IT PENDING FINAL SIGNATURES. * * Partially constructed home ready for the next phase in Dallas. This property is being sold as-is and will require completion by the buyer. Current status, condition, and extent of construction are unknown and not guaranteed. Buyer to independently verify all information including but not limited to permits, zoning, building requirements, utilities, square footage, and overall feasibility of completing construction. Great opportunity for investors or builders looking to take over and finish out a project. Bring your vision and due diligence.

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Property listed as residential single-family; Transaction type: For Sale
• Financial info: Listing terms include Cash and FHA-203K; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 covered/garage spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; New construction (incomplete), year built 2025; One story
• Construction: New construction - incomplete (2025)
• Exterior features: Lot under 0.5 acre (approximately 0.138 acre); Subdivision: Jones & Johnson

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Open floorplan; One level
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $149k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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).
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 40 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).
• At $2,227/mo this rent would consume 59% 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 $2k of equity ($1k loan paydown + $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 flood risk; 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.14%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $258,169
• List price: $149,000
• Delta: -42.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.3%
• Equity multiple: 2.49×
• Total profit: $62,273
• Equity at exit: $49,238

10-year hold

• IRR: 33.5%
• Equity multiple: 5.56×
• Total profit: $190,054
• Equity at exit: $64,192

Cash invested: $41,720 (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: 248
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$781
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $805

Break-even live

Break-even rent $1,209

Max offer price $149,000

Occupancy floor 59%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	43d	1	0.13mi
4934 Echo Ave Dallas, TX	5.0	4.0	1815	$2,900	$1.60	43d	1	0.19mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	43d	1	0.23mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	0.44mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	11d	4	0.51mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	43d	1	0.52mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	43d	1	0.55mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	43d	1	0.56mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	7d	1	0.61mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.62mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	43d	1	0.62mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	4d	1	0.67mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	43d	1	0.68mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	7d	1	0.69mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	24d	1	0.69mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	24d	1	0.72mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	7d	1	0.74mi
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	43d	1	0.76mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	0.76mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	7d	1	0.78mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	7d	1	0.86mi
3526 Elsie Faye Heggins St Dallas, TX	3.0	2.0	1113	$1,795	$1.61	24d	1	0.86mi
3627 Sidney St Dallas, TX	3.0	2.0	1090	$1,614	$1.48	6d	1	0.92mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	7d	1	0.96mi
3619 York St Dallas, TX	3.0	2.0	1298	$1,740	$1.34	7d	1	0.97mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	24d	1	1.00mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	24d	1	1.00mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	24d	1	1.03mi
2822 McDermott Ave Dallas, TX	3.0	2.0	1200	$1,795	$1.50	24d	1	1.03mi
3331 Spring Ave Dallas, TX	3.0	2.0	1652	$2,200	$1.33	7d	1	1.03mi
3915 Coolidge St Dallas, TX	4.0	2.0	1416	$2,100	$1.48	43d	1	1.08mi
3639 Pine St Dallas, TX	3.0	2.0	1090	$1,490	$1.37	14d	1	1.17mi
2847 Metropolitan Ave Dallas, TX	3.0	1.0	1344	$2,050	$1.53	22d	1	1.17mi
3726 Copeland St Dallas, TX	3.0	2.0	1298	$1,690	$1.30	6d	1	1.18mi
3801 Carpenter Ave Dallas, TX	4.0	2.0	1454	$2,400	$1.65	43d	1	1.20mi
5340 Dimple Jackson St Dallas, TX	3.0	2.0	1298	$1,864	$1.44	6d	1	1.21mi
3523 Herrling St Dallas, TX	3.0	2.0	1525	$1,800	$1.18	16d	1	1.22mi
2714 Hector St Dallas, TX	3.0	2.0	1233	$2,100	$1.70	24d	1	1.23mi
4014 Marshall Dr Dallas, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	1.29mi
3502 Edgewood St Dallas, TX	4.0	2.0	1866	$2,523	$1.35	2d	1	1.31mi

Listing history 6 events

1. 2026-05-05
   listed $149,000 Active 630-char remark
2. 2026-04-21
   soldstatus $172,000
3. 2024-01-26
   soldstatus
4. 2023-02-13
   soldstatus
5. 2014-08-05
   historical
6. 2014-07-19
   listed $25,000 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: $1,336 · $111/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$1,391/yr (+$116/mo · 104.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $26,724
• − Mortgage interest: −$8,346
• − Property taxes: −$1,336
• − Insurance: −$745
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$4,335
• Taxable income: $7,687
• Est. tax owed @ 24.0%: −$1,845
• After-tax cash flow: $7,810/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

+496.0% since first listed

7 events — show timeline

• 2026-05-27 Pending — NTREIS
• 2026-05-05 Listed $149,000 NTREIS
• 2026-04-21 Sold (Public Records) $172,000 Public Records
• 2024-01-26 Sold (Public Records) — Public Records
• 2023-02-13 Sold (Public Records) — Public Records
• 2014-08-05 Listing Removed — NTREIS
• 2014-07-19 Listed $25,000 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $1,336 · +42.3% YoY. Source: county tax records.