9520 Royal Ln #121 · Dallas, TX 75243

$53,000

1 bd · 1.0 ba · 452 sqft · Condo public records · 81 Days on market

Built 1983 $117/sqft · 12% below area Est $70k · 24% under $280/mo HOA · 30% of rent

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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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Portfolio Opportunity – 10+ Units Available Value-Add Potential Bulk Pricing Available Motivated seller offering a prime opportunity for investors to acquire multiple units in a high-demand Dallas location. Purchase individually or take advantage of discounted bulk pricing for portfolio expansion. This first-floor 1-bedroom, 1-bath condo features: Assigned parking Brick fireplace Private patio with exterior storage Stackable washer & dryer connections Refrigerator, electric range, and built-in microwave included Located with convenient access to I-635 and US-75, and just minutes from shopping, dining, grocery stores, Starbucks, and DART transit. Approximately 11 miles from Downtown Dallas, placing it within close proximity to major employment hubs. Investment Highlights: Strong rental demand in the area Ideal for value-add or buy-and-hold strategy Low-maintenance layout with functional design Opportunity to scale with multiple units This is a straightforward investment with upside potential, whether you're looking to renovate, lease, or hold long-term. Terms: Sold AS-IS Cash buyers only Quick close preferred Proof of funds required with all offers Seller is prepared to review offers promptly and is seeking a smooth, efficient transaction.

Key facts

• $280 HOA
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $53k.

Deal economics

• At list price, monthly cash flow is $44 ($522/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 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 $366 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 81 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 4.8

CMA / ARV

• ARV (median comp): $69,642
• List price: $53,000
• Delta: -23.90%
• 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: -16.6%
• Equity multiple: 0.44×
• Total profit: $-8,307
• Equity at exit: $7,902

10-year hold

• IRR: -24.3%
• Equity multiple: 0.11×
• Total profit: $-13,248
• Equity at exit: $4,582

Cash invested: $14,840 (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: 4.8×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$22
• HOA: −$280
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $44

Break-even live

Break-even rent $866

Max offer price $53,000

Occupancy floor 90%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $53,000 Active 81 DOM
2. 2026-06-17
   price $53,000 Active 80 DOM
3. 2026-06-17
   days on market $60,000 Active 80 DOM
4. 2026-06-16
   days on market $60,000 Active 79 DOM
5. 2026-06-15
   days on market $60,000 Active 78 DOM
6. 2026-06-13
   days on market $60,000 Active 76 DOM
7. 2026-06-09
   days on market $60,000 Active 72 DOM
8. 2026-06-08
   days on market $60,000 Active 71 DOM
9. 2026-06-07
   days on market $60,000 Active 70 DOM
10. 2026-06-04
    days on market $60,000 Active 67 DOM
11. 2026-06-03
    days on market $60,000 Active 66 DOM
12. 2026-06-02
    days on market $60,000 Active 65 DOM
13. 2026-06-01
    days on market $60,000 Active 64 DOM
14. 2026-05-31
    days on market $60,000 Active 63 DOM
15. 2026-03-29
    listed $60,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    Investor Portfolio Opportunity – 10+ Units Available Value-Add Potential Bulk Pricing Available Motivated seller offering a prime opportunity for investors to acquire multiple units in a high-demand Dallas location. Purchase individually or take advantage of discounted bulk pricing for portfolio expansion. This first-floor 1-bedroom, 1-bath condo features: Assigned parking Brick fireplace Private patio with exterior storage Stackable washer & dryer connections Refrigerator, electric range, and built-in microwave included Located with convenient access to I-635 and US-75, and just minutes from shopping, dining, grocery stores, Starbucks, and DART transit. Approximately 11 miles from Downtown Dallas, placing it within close proximity to major employment hubs. Investment Highlights: Strong rental demand in the area Ideal for value-add or buy-and-hold strategy Low-maintenance layout with functional design Opportunity to scale with multiple units This is a straightforward investment with upside potential, whether you're looking to renovate, lease, or hold long-term. Terms: Sold AS-IS Cash buyers only Quick close preferred Proof of funds required with all offers Seller is prepared to review offers promptly and is seeking a smooth, efficient transaction.

16. 2005-02-25
    soldstatus 135-char remark

    Show marketing remark (135 chars)

    View of pool, 1st floor unit, fireplace, stove & frig, W/ D & M/W. Make a deal on this unit and units 306, 318 & 319.

17. 2005-01-29
    historical 135-char remark

    Show marketing remark (135 chars)

    View of pool, 1st floor unit, fireplace, stove & frig, W/ D & M/W. Make a deal on this unit and units 306, 318 & 319.

18. 2004-08-25
    listed $19,900 135-char remark

    Show marketing remark (135 chars)

    View of pool, 1st floor unit, fireplace, stove & frig, W/ D & M/W. Make a deal on this unit and units 306, 318 & 319.

19. 1994-12-22
    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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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: $11,054
• − Mortgage interest: −$2,969
• − Property taxes: −$1,250
• − Insurance: −$265
• − Repairs & maintenance: −$884
• − Management: −$884
• − HOA: −$3,360
• − Depreciation: −$1,542
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $546/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

+201.5% since first listed

5 events — show timeline

• 2026-03-29 Listed $60,000 NTREIS
• 2005-02-25 Sold (MLS) — NTREIS
• 2005-01-29 Listing Removed — NTREIS
• 2004-08-25 Listed $19,900 NTREIS
• 1994-12-22 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,250 · -0.2% YoY. Source: county tax records.