9811 Walnut St #201 · Dallas, TX 75243

$54,500

1 bd · 1.0 ba · 683 sqft · Condo public records · 90 Days on market

Built 1981 $80/sqft · 22% below area Est $70k · 22% under $251/mo HOA · 28% of rent ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +10.0/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready condo features brand-new flooring and fresh interior paint, giving the home a clean, modern feel. Bright and inviting living spaces make it easy to settle right in. Conveniently located near shopping, dining, major highways, and everyday essentials. Perfect for an owner-occupant or investor looking for a turnkey opportunity.

Key facts

• $251 HOA
• Parking
• Built 1981

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $54k.

Deal economics

• At list price, monthly cash flow is $-25 ($-306/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (8.3% below list).
• Meets the 1% rule at list price ($891 rent vs $54k).
• Recommended offer: $50k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $377 of loan paydown is wiped out by about $2k 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 90 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 5956% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; HOA is 28% of rent.
• 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 $49,998 (8.3% 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 90 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,145
• List price: $54,500
• Delta: -22.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.16×
• Total profit: $-12,835
• Equity at exit: $8,126

10-year hold

• IRR: -67.5%
• Equity multiple: -0.47×
• Total profit: $-22,420
• Equity at exit: $4,712

Cash invested: $15,260 (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 75243

• Rents YoY: -5.3%
• Active inventory: 271
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $891 high
• Mortgage (P&I): −$286
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$23
• HOA: −$251
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-25

Break-even live

Break-even rent $923

Max offer price $49,998

Occupancy floor 98%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	43d	1	0.02mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	1d	1	0.03mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	43d	1	0.03mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	1d	1	0.03mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	43d	1	0.03mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	24d	1	0.04mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	43d	1	0.04mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	43d	1	0.09mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	43d	1	0.10mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	20d	1	0.10mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	16d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	1d	1	0.10mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	7d	1	0.19mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	1d	40	0.22mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$1,016	$1.14	2d	25	0.24mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	758	$850	$1.12	17d	2	0.28mi
10000 Walnut St Dallas, TX	2.0	1.0–2.0	717	$1,118	$1.56	2d	23	0.32mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	3d	20	0.40mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	3d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	13d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	24d	7	0.49mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	1d	42	0.75mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	2d	34	0.83mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$740	$0.89	1d	36	0.85mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	1d	41	0.85mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,240	$1.25	1d	24	0.96mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	16d	30	0.98mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	22d	3	1.00mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	7d	2	1.00mi
4209 W Walnut St Garland, TX	1.0–2.0	1.0	845	$1,275	$1.51	2d	29	1.02mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	7d	15	1.03mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	3d	36	1.03mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	3d	18	1.08mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	2d	12	1.09mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	1d	14	1.10mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	24d	1	1.13mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	2d	14	1.14mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$799	$0.91	5d	18	1.16mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,088	$1.30	1d	31	1.17mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$675	$0.86	3d	27	1.19mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $54,500 Active 90 DOM
2. 2026-06-17
   days on market $54,500 Active 89 DOM
3. 2026-06-16
   days on market $54,500 Active 88 DOM
4. 2026-06-15
   days on market $54,500 Active 87 DOM
5. 2026-06-13
   days on market $54,500 Active 85 DOM
6. 2026-06-09
   days on market $54,500 Active 81 DOM
7. 2026-06-08
   days on market $54,500 Active 80 DOM
8. 2026-06-07
   days on market $54,500 Active 79 DOM
9. 2026-06-04
   days on market $54,500 Active 76 DOM
10. 2026-06-03
    days on market $54,500 Active 75 DOM
11. 2026-06-02
    days on market $54,500 Active 74 DOM
12. 2026-06-01
    days on market $54,500 Active 73 DOM
13. 2026-05-31
    days on market $54,500 Active 72 DOM
14. 2026-05-06
    listed $900
15. 2026-03-18
    listed $54,500 Active 340-char remark

    Show marketing remark (340 chars)

    Move-in ready condo features brand-new flooring and fresh interior paint, giving the home a clean, modern feel. Bright and inviting living spaces make it easy to settle right in. Conveniently located near shopping, dining, major highways, and everyday essentials. Perfect for an owner-occupant or investor looking for a turnkey opportunity.

16. 2026-03-10
    historical
17. 2025-12-10
    price $54,400
18. 2025-11-06
    status Active
19. 2025-11-05
    status Pending
20. 2025-10-25
    historical Active Option Contract
21. 2025-10-06
    price $54,900
22. 2025-09-02
    listed $65,000 Active
23. 2014-03-10
    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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,689
• − Mortgage interest: −$3,053
• − Property taxes: −$2,036
• − Insurance: −$272
• − Repairs & maintenance: −$855
• − Management: −$855
• − HOA: −$3,012
• − Depreciation: −$1,585
• Taxable loss: −$980
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $-71/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 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): 63,481
• Household income: $53,618
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 5970.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 43% Hispanic / Latino 23% White 22% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Swiss 1% Slovak 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 56% English-only · Spanish 21% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -203.08%
• Current HPI: 317.5287
• Rent YoY: ▼ -5.31%
• 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

-16.2% since first listed

10 events — show timeline

• 2026-05-06 Listed for Rent $900 NTREIS
• 2026-03-18 Listed $54,500 NTREIS
• 2026-03-10 Listing Removed — NTREIS
• 2025-12-10 Price Changed $54,400 NTREIS
• 2025-11-06 Relisted — NTREIS
• 2025-11-05 Pending — NTREIS
• 2025-10-25 Contingent — NTREIS
• 2025-10-06 Price Changed $54,900 NTREIS
• 2025-09-02 Listed $65,000 NTREIS
• 2014-03-10 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,036 · -2.1% YoY. Source: county tax records.