8110 Skillman St #2030 · Dallas, TX 75231

$80,000

2 bd · 2.0 ba · 962 sqft · Condo · 290 Days on market

Built 1980 Good condition $83/sqft · 23% below area Est $104k · 23% under $551/mo HOA · 44% of rent ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! Great investment opportunity!! Spacious 2 bedroom and 2 full bathroom Condo (962 sq ft - largest floor plan in the subdivision) with fresh paint, laminate flooring and a private balcony. Wood burning fireplace in Living Room. Additional living area would be perfect for a desk-office space. Kitchen overlooks dining area. Full size washer and dryer connections in Utility closet off of the Dining area. Great location. Close to SMU, Dallas College Richland Campus, Lake Highlands shopping center, restaurants, schools, Lake Highlands Community Center, Walnut Hill train station and North Park Mall. Priced to sell quickly. Sold As-Is.

Key facts

• Private balcony
• Great location
• $551 HOA

Tags

• PRIVATE BALCONY
• WOOD BURNING FIREPLACE
• ADDITIONAL LIVING AREA
• KITCHEN OVERLOOKS DINING AREA
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (20.7% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $63k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Math/Science/Tech Magnet (math 60% / reading 55%, grade C+, #492 of 4,322 statewide, top 12%, 601 students, 51% FRL); Lake Highlands J H (math 37% / reading 51%, grade D, #512 of 1,662 statewide, top 32%, 822 students, 49% FRL); Lake Highlands H S (math 38% / reading 45%, grade F, #767 of 1,632 statewide, top 47%, 2,896 students, 57% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 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 290 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $63,434 (20.7% 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 290 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.57% ✓
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 5.3

CMA / ARV

• ARV (median comp): $103,616
• List price: $80,000
• Delta: -22.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8600 Coppertowne Ln #1507	0.54mi	2/2.0	968 (+1%)	1mo	$184,000	$190	73
9910 Royal Ln #1204	0.32mi	2/1.5	1,070 (+11%)	1mo	$184,900	$173	64
9910 Royal Ln #1105	0.32mi	1/1.5 (-1)	876 (-9%)	1mo	$165,000	$188	62
7340 Skillman St #1207	0.61mi	2/2.0	882 (-8%)	0mo	$134,999	$153	58
7340 Skillman St #1106	0.61mi	2/2.0	882 (-8%)	0mo	$134,900	$153	58
8600 Coppertowne Ln #206	0.54mi	2/1.0	864 (-10%)	1mo	$140,000	$162	53
11311 Audelia Rd #262	0.98mi	2/1.5	1,017 (+6%)	1mo	$139,000	$137	52
9621 Summerhill Ln	0.51mi	2/2.0	1,100 (+14%)	1mo	$230,000	$209	51
7340 Skillman St #512	0.61mi	2/1.0	855 (-11%)	2mo	$99,900	$117	48
11460 Audelia Rd #172	1.26mi	2/2.0	1,087 (+13%)	2mo	$77,000	$71	42
11311 Audelia Rd #271	0.98mi	2/2.5	1,119 (+16%)	1mo	$149,000	$133	38
11480 Audelia Rd #332	1.23mi	1/1.0 (-1)	730 (-24%)	1mo	$62,000	$85	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.05×
• Total profit: $-21,194
• Equity at exit: $11,928

10-year hold

• IRR: -37.2%
• Equity multiple: -0.41×
• Total profit: $-31,605
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $115,000 ($120/sqft)
• Median days on market: 233 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75231

• Rents YoY: 2.0%
• Active inventory: 276
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$551
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-114

Break-even live

Break-even rent $1,397

Max offer price $63,434

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-87	+0% $-114	+5% $-142	+10% $-170
Rent	-10% $-213	-5% $-164	+0% $-114	+5% $-65	+10% $-16
Rate	-1.0pp $-74	-0.5pp $-94	base $-114	+0.5pp $-135	+1.0pp $-156

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8109 Skillman St Unit 3008 Dallas, TX	2.0	2.0	1047	$1,399	$1.34	3d	1	0.12mi
8110 Skillman St Dallas, TX	1.0–2.0	1.0	660	$1,199	$1.82	18d	3	0.12mi
8110 Skillman St Dallas, TX	1.0–2.0	1.0	660	$1,199	$1.82	21d	3	0.12mi
8109 Skillman St Dallas, TX	2.0–3.0	2.0	1127	$1,095	$0.97	93d	2	0.12mi
8318 Skillman St Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.21mi
8332 Skillman St Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	23d	1	0.23mi
8309 Skillman St Dallas, TX	2.0	2.0	921	$1,400	$1.52	71d	1	0.23mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	70d	1	0.23mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	63d	1	0.23mi
8309 Skillman St Dallas, TX	2.0	2.0	921	$1,400	$1.52	93d	1	0.23mi
8419 Skillman St Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.31mi
9254 Church Rd Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.34mi
9910 Royal Ln #806 Dallas, TX	2.0	2.0	1070	$1,850	$1.73	48d	1	0.34mi
9268 Church Rd Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	23d	1	0.34mi
9782 Royal Ln Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	23d	1	0.34mi
9768 Royal Ln Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.34mi
9801 Royal Ln Dallas, TX	2.0	1.0–2.5	1017	$1,498	$1.47	1d	2	0.36mi
9801 Royal Ln Dallas, TX	2.0	1.0–2.0	969	$1,825	$1.88	93d	2	0.36mi
7660 Skillman St Dallas, TX	1.0–2.0	1.5–2.5	804	$3,800	$4.72	43d	2	0.36mi
7642 Skillman St Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	23d	1	0.38mi
9910 Royal Ln Dallas, TX	1.0	1.0–1.5	876	$1,725	$1.97	71d	2	0.38mi
9910 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	973	$1,850	$1.90	48d	2	0.38mi
7610 Skillman St Dallas, TX	1.0	1.0	612	$799	$1.31	62d	1	0.38mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$819	$1.34	63d	1	0.38mi
7610 Skillman St Unit 2121 Dallas, TX	2.0	2.0	965	$1,163	$1.21	60d	1	0.38mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$849	$1.39	60d	1	0.38mi
7610 Skillman St Unit 1121 Dallas, TX	1.0	1.0	612	$850	$1.39	60d	1	0.38mi
7628 Skillman St Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.39mi
9236 Church Rd Dallas, TX	1.0–3.0	1.0–2.0	898	$1,362	$1.52	0d	13	0.42mi
8550 Fair Oaks Xing Dallas, TX	2.0	1.0	857	$1,585	$1.85	18d	2	0.48mi
7474 Skillman St Dallas, TX	1.0–2.0	1.0–2.5	902	$1,770	$1.96	2d	7	0.48mi
7506 Skillman St Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	23d	1	0.48mi
8550 Fair Oaks Xing #204 Dallas, TX	2.0	1.0	858	$1,595	$1.86	71d	1	0.49mi
8550 Fair Oaks Xing #204 Dallas, TX	2.0	1.0	858	$1,495	$1.74	38d	1	0.49mi
7492 Skillman St Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.49mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,400	$1.94	66d	1	0.56mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,250	$1.74	34d	1	0.56mi
9600 Royal Ln #301 Dallas, TX	2.0	2.0	1064	$1,395	$1.31	36d	1	0.57mi
9600 Royal Ln Dallas, TX	1.0–2.0	1.0	829	$1,495	$1.80	73d	3	0.57mi
9600 Royal Ln Dallas, TX	2.0	1.0	914	$1,447	$1.58	66d	2	0.57mi

HOA detail $551/mo · $6,612/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 290 DOM
2. 2026-08-06
   days on market $80,000 Active 288 DOM
3. 2026-08-05
   days on market $80,000 Active 287 DOM
4. 2026-08-04
   days on market $80,000 Active 286 DOM
5. 2026-07-31
   days on market $80,000 Active 282 DOM
6. 2026-07-30
   days on market $80,000 Active 280 DOM
7. 2026-07-28
   days on market $80,000 Active 279 DOM
8. 2026-07-26
   days on market $80,000 Active 277 DOM
9. 2026-07-24
   days on market $80,000 Active 275 DOM
10. 2026-07-23
    days on market $80,000 Active 274 DOM
11. 2026-07-22
    days on market $80,000 Active 273 DOM
12. 2026-07-21
    days on market $80,000 Active 272 DOM
13. 2026-07-20
    days on market $80,000 Active 271 DOM
14. 2026-07-18
    days on market $80,000 Active 269 DOM
15. 2026-07-18
    days on market $80,000 Active 268 DOM
16. 2026-07-16
    days on market $80,000 Active 267 DOM
17. 2026-07-15
    days on market $80,000 Active 266 DOM
18. 2026-07-14
    days on market $80,000 Active 265 DOM
19. 2026-07-13
    days on market $80,000 Active 264 DOM
20. 2026-07-13
    days on market $80,000 Active 263 DOM
21. 2026-07-11
    days on market $80,000 Active 262 DOM
22. 2026-07-10
    days on market $80,000 Active 261 DOM
23. 2026-07-09
    days on market $80,000 Active 260 DOM
24. 2026-07-07
    days on market $80,000 Active 258 DOM
25. 2026-07-06
    days on market $80,000 Active 257 DOM
26. 2026-07-06
    days on market $80,000 Active 256 DOM
27. 2026-07-05
    days on market $80,000 Active 255 DOM
28. 2026-07-03
    days on market $80,000 Active 254 DOM
29. 2026-07-02
    days on market $80,000 Active 253 DOM
30. 2026-07-01
    days on market $80,000 Active 252 DOM
31. 2026-06-30
    days on market $80,000 Active 251 DOM
32. 2026-06-29
    days on market $80,000 Active 250 DOM
33. 2026-06-28
    days on market $80,000 Active 249 DOM
34. 2026-06-27
    days on market $80,000 Active 248 DOM
35. 2026-06-26
    days on market $80,000 Active 247 DOM
36. 2026-06-24
    days on market $80,000 Active 245 DOM
37. 2026-06-22
    days on market $80,000 Active 243 DOM
38. 2026-06-21
    days on market $80,000 Active 242 DOM
39. 2026-06-18
    days on market $80,000 Active 239 DOM
40. 2026-06-17
    days on market $80,000 Active 238 DOM
41. 2026-06-16
    days on market $80,000 Active 237 DOM
42. 2026-06-15
    days on market $80,000 Active 236 DOM
43. 2026-06-13
    days on market $80,000 Active 234 DOM
44. 2026-06-09
    days on market $80,000 Active 230 DOM
45. 2026-06-08
    days on market $80,000 Active 229 DOM
46. 2026-06-07
    days on market $80,000 Active 228 DOM
47. 2026-06-04
    pricedays on market $80,000 Active 225 DOM
48. 2026-06-03
    days on market $84,000 Active 224 DOM
49. 2026-06-02
    days on market $84,000 Active 223 DOM
50. 2026-06-01
    days on market $84,000 Active 222 DOM

ⓘ 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: $15,029
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − HOA: −$6,612
• − Depreciation: −$2,327
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $-799/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 Est. rehab $4,810–$14,430 screening

This 2-bedroom, 2-bathroom condo is in good condition with fresh paint and laminate flooring. Minor repairs to the kitchen are needed, but the overall condition is good, making it a solid investment opportunity.

Repairs flagged

• Minor kitchen countertops — Worn appearance
• Minor kitchen cabinets — Signs of wear

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New kitchen countertops — Modern countertops improve functionality and aesthetics ↑
• Both New kitchen cabinets — Fresh cabinets enhance functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Northlake El F TX #2,149/4,322 Nat'l #24,299/41,679 Middle Lake Highlands J H D TX #512/1,662 Nat'l #4,963/14,009 High Lake Highlands H S F TX #767/1,632 Nat'l #7,907/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,370
• Household income: $58,540
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 24% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Philippines, India
• Languages at home: 57% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 3%

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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: ▼ -359.41%
• Current HPI: 249.5841
• Rent YoY: ▲ 1.96%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-9.2% since first listed

5 events — show timeline

• 2026-05-12 Relisted — NTREIS
• 2026-04-18 Contingent — NTREIS
• 2026-02-01 Price Changed $84,000 NTREIS
• 2025-11-18 Price Changed $87,500 NTREIS
• 2025-10-23 Listed $92,500 NTREIS