9803 Walnut St Unit B207 · Dallas, TX 75243

$65,000

2 bd · 1.0 ba · 931 sqft · Condo · 20 Days on market

Built 1981 Good condition $291/mo HOA · 23% of rent

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Why this score? — see what drove the B 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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

$5,000 credit toward buyer's CC, small repair items, rate buy-down, etc. Condo living with convenience and flexibility in the established Richland Trace Condos community! Ideally located near LBJ Freeway, Central Expressway, Texas Instruments, and Richland College, this updated condo offers approximately 931 sq ft with 2 bedrooms, plus an upstairs loft that can also serve as a home office, media room, or game room. Property features two balconies, including one overlooking the community pool area. Interior updates completed approximately 2–3 years ago include interior paint, carpet, granite kitchen countertops, appliances, sink, faucet, disposal, tub with tile surround and shampoo ins

Key facts

• $291 HOA
• Community pool
• Built 1981

Property features AI

Finance

• Other: Complex name: Richland Trace Condos
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: Mandatory association; Monthly association fee of $291; HOA covers full use of facilities, grounds maintenance, structure maintenance, sewer and water; HOA managed by Richland Trace Condos

Exterior

• Parking: Common parking
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Condominium (residential); 2 stories; Building B; Built in 1981; Preowned condition
• Construction: Siding construction; Shingle/composition roof; Slab foundation
• Exterior features: Community pool; Condo/Townhome lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Electric water heater
• Bedrooms: 2 bedrooms (both on the first level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air
• Interior features: Granite counters; High-speed internet available; Other interior features; One living area; One dining area; Total of 6 rooms; Two levels
• Laundry & utility: Washer hookup; Electric dryer hookup; Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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.
• Zoned schools: Richland El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 644 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Richardson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $449 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 20 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.91% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.07×
• Total profit: $1,343
• Equity at exit: $9,692

10-year hold

• IRR: 6.9%
• Equity multiple: 1.42×
• Total profit: $7,635
• Equity at exit: $5,620

Cash invested: $18,200 (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 75243

• Rents YoY: -5.3%
• Active inventory: 271
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$291
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $240

Break-even live

Break-even rent $937

Max offer price $65,000

Occupancy floor 76%

Sensitivity live

Price	-10% $285	-5% $263	+0% $240	+5% $218	+10% $196
Rent	-10% $142	-5% $191	+0% $240	+5% $290	+10% $339
Rate	-1.0pp $273	-0.5pp $257	base $240	+0.5pp $224	+1.0pp $207

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9801 Walnut St #214 Dallas, TX	1.0	1.0	774	$1,300	$1.68	19d	1	0.04mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$1,680	$1.89	2d	25	0.06mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	44d	1	0.10mi
9825 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,250	$1.21	44d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	1d	1	0.10mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	758	$1,500	$1.98	18d	2	0.11mi
9831 Walnut St #209 Dallas, TX	2.0	2.0	1031	$1,600	$1.55	44d	1	0.13mi
9831 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,500	$1.45	44d	1	0.13mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$1,380	$1.78	2d	40	0.14mi
9833 Walnut St Dallas, TX	2.0	2.0	894	$1,099	$1.23	2d	1	0.15mi
9815 Walnut St #212 Dallas, TX	2.0	2.0	894	$1,450	$1.62	24d	1	0.17mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	2d	1	0.17mi
9835 Walnut St #202 Dallas, TX	2.0	1.0	774	$1,150	$1.49	24d	1	0.18mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	44d	1	0.18mi
9839 Walnut St Unit 210 Dallas, TX	2.0	2.0	1055	$1,600	$1.52	44d	1	0.20mi
9837 Walnut St Dallas, TX	2.0	1.0–2.0	919	$1,248	$1.36	8d	2	0.20mi
9837 Walnut St Unit 103 Dallas, TX	2.0	1.0	808	$1,045	$1.29	8d	1	0.20mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	24d	1	0.20mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	44d	1	0.20mi
9821 Walnut St Unit K203 Dallas, TX	2.0	2.0	894	$1,200	$1.34	44d	1	0.22mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,150	$1.33	14d	5	0.31mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,325	$1.53	24d	7	0.31mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,150	$1.33	3d	5	0.31mi
9601 Walnut St Dallas, TX	1.0	1.0	759	$1,075	$1.42	44d	2	0.32mi
9621 Walnut St Unit 6106 Dallas, TX	1.0	1.0	876	$1,250	$1.43	44d	1	0.34mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,395	$1.83	3d	20	0.38mi
10000 Walnut St Dallas, TX	2.0	1.0–2.0	717	$1,426	$1.99	2d	23	0.38mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,300	$1.51	2d	42	0.68mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,450	$1.68	2d	41	0.76mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,675	$1.74	2d	34	0.76mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$1,315	$1.59	2d	36	0.77mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	24d	1	0.78mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	14d	1	0.78mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,872	$1.88	2d	24	0.86mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$1,100	$1.69	17d	30	0.91mi
12303 Plano Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,391	$1.30	44d	1	0.92mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$1,380	$1.67	4d	36	0.95mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,639	$1.79	2d	14	0.98mi
12484 Abrams Rd #1724 Dallas, TX	2.0	2.0	1006	$1,500	$1.49	44d	1	0.98mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$1,722	$2.08	3d	18	0.99mi

HOA detail condo

• Monthly dues: $291 · $3,492/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-15
   days on market $65,000 Active 20 DOM
2. 2026-06-13
   days on market $65,000 Active 18 DOM
3. 2026-06-09
   days on market $65,000 Active 14 DOM
4. 2026-06-08
   days on market $65,000 Active 13 DOM
5. 2026-06-07
   days on market $65,000 Active 12 DOM
6. 2026-06-04
   days on market $65,000 Active 9 DOM
7. 2026-06-03
   days on market $65,000 Active 8 DOM
8. 2026-06-02
   days on market $65,000 Active 7 DOM
9. 2026-06-01
   days on market $65,000 Active 6 DOM
10. 2026-05-31
    days on market $65,000 Active 5 DOM
11. 2026-05-26
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,896
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$3,492
• − Depreciation: −$1,891
• Taxable income: $2,189
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,360/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This updated condo is in good condition with recent interior updates. It offers a good balance of curb appeal and interior aesthetics, making it a solid investment.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — hardwood or tile flooring is more durable and adds value
• Both install smart home devices — smart home devices improve convenience and add value
• Both upgrade appliances — newer, more energy-efficient appliances increase value
• Both install new lighting fixtures — new lighting fixtures enhance curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — hardwood or tile flooring is more durable and adds value ↑
• Both install smart home devices — smart home devices improve convenience and add value ↑
• Both upgrade appliances — newer, more energy-efficient appliances increase value ↑
• Both install new lighting fixtures — new lighting fixtures enhance curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $65,000 NTREIS