7152 Fair Oaks Ave #1022 · Dallas, TX 75231

$95,000

2 bd · 1.0 ba · 719 sqft · Condo public records · 35 Days on market

Built 1975 $172/mo HOA · 14% 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 +19.4/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8.74 acre lot
• 2 parking spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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: Jack Lowe Sr El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 526 students, 98% FRL).
• Zoned-school proficiency averages 70% at this address vs 34% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $657 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.34% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-9,837
• Equity at exit: $14,165

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-4,542
• Equity at exit: $8,214

Cash invested: $26,600 (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 75231

• Rents YoY: 2.0%
• Active inventory: 214
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$498
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$40
• HOA: −$172
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $105

Break-even live

Break-even rent $1,140

Max offer price $95,000

Occupancy floor 87%

Sensitivity live

Price	-10% $159	-5% $132	+0% $105	+5% $78	+10% $52
Rent	-10% $5	-5% $55	+0% $105	+5% $156	+10% $206
Rate	-1.0pp $153	-0.5pp $129	base $105	+0.5pp $81	+1.0pp $56

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	45d	1	0.13mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	8d	1	0.18mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	12d	1	0.18mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	12d	1	0.18mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	8d	1	0.21mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	45d	1	0.24mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	18d	4	0.24mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	45d	2	0.26mi
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	45d	1	0.27mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	25d	1	0.30mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	3d	14	0.33mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	8d	5	0.34mi
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	7d	1	0.39mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	25d	1	0.40mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$1,417	$1.90	0d	28	0.44mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	0d	39	0.45mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	20d	1	0.50mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	45d	1	0.51mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	25d	2	0.56mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,395	$1.86	0d	4	0.56mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,395	$1.86	0d	6	0.56mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	12d	3	0.56mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$840	$1.26	3d	4	0.59mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	3d	8	0.60mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,657	$2.58	4d	56	0.60mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,675	$1.94	3d	12	0.64mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	0d	20	0.69mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	23d	1	0.77mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	45d	1	0.77mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	45d	1	0.80mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	23d	1	0.80mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	20d	1	0.82mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	25d	1	0.82mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	14d	1	0.88mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,425	$2.54	0d	1	0.88mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	16d	1	0.88mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	45d	1	0.91mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	45d	1	0.92mi
8705 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	722	$1,780	$2.47	14d	1	0.98mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,992	$2.76	16d	1	0.98mi

HOA detail condo

• Monthly dues: $172 · $2,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-03-26
   status Pending
2. 2026-02-19
   listed $95,000 Active
3. 2018-03-02
   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: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,279
• − Mortgage interest: −$5,321
• − Property taxes: −$2,290
• − Insurance: −$475
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − HOA: −$2,064
• − Depreciation: −$2,764
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,283/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): 38,370
• Household income: $58,540
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 3482.0

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 0.74)
• 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%

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

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

3 events — show timeline

• 2026-03-26 Pending — NTREIS
• 2026-02-19 Listed $95,000 NTREIS
• 2018-03-02 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,290 · -0.4% YoY. Source: county tax records.