9415 Olde Towne Row · Dallas, TX 75227

$84,990

2 bd · 2.5 ba · 1,140 sqft · Townhouse public records · 83 Days on market

Built 1983 1,520 sqft lot $75/sqft · 17% below area Est $103k · 17% under $162/mo HOA · 11% 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 +28.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

415 Olde Towne in Dallas, TX offers a great opportunity for buyers or investors. This property does need some updates, making it ideal for those looking to customize and add value. It features a newly installed backyard fence for added privacy and outdoor enjoyment, along with two dedicated parking spaces for convenience, the property benefits from convenient access to Dallas Area Rapid Transit (DART), providing direct connections to Downtown Dallas and surrounding employment hubs. With easy access to major highways, shopping, dining, and public transportation and walking distance to elementary school, this location supports both daily commuting and long-term investment potential. This townhome is a smart investment or a great place to create your own personalized space.

Key facts

• $162 HOA
• Built 1983
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $588 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 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 5.0

CMA / ARV

• ARV (median comp): $102,722
• List price: $84,990
• Delta: -17.26%
• 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
9510 Olde Towne Row	0.09mi	2/1.5	1,110 (-3%)	1mo	$115,000	$104	87
9434 Olde Village Ct	0.08mi	2/1.5	1,110 (-3%)	1mo	$126,900	$114	87
9438 Olde Towne Row	0.04mi	2/2.5	1,140 (0%)	15mo	$98,900	$87	86
9483 Olde Towne Row	0.06mi	2/2.5	1,140 (0%)	16mo	$130,000	$114	84
9435 Olde Towne Row	0.01mi	2/2.5	1,140 (0%)	19mo	$135,000	$118	83
9499 Olde Village Ct	0.07mi	2/1.5	1,110 (-3%)	10mo	$100,000	$90	80
2261 Aspen Dr	0.04mi	2/2.5	1,140 (0%)	23mo	$145,000	$127	79
2240 Aspen Dr	0.05mi	2/1.5	1,110 (-3%)	12mo	$125,000	$113	79
2165 Aspen Dr	0.15mi	2/1.5	1,110 (-3%)	8mo	$109,900	$99	78
2131 Aspen Dr	0.18mi	2/1.5	1,110 (-3%)	8mo	$138,000	$124	76
2193 Aspen St	0.12mi	2/1.5	1,140 (0%)	20mo	$115,000	$101	74
2144 Aspen Dr	0.18mi	2/1.5	1,110 (-3%)	17mo	$115,000	$104	70

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-942
• Equity at exit: $12,672

10-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $5,484
• Equity at exit: $7,348

Cash invested: $23,797 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$446
• Tax from tax record: −$216 /mo · $2,597/yr
• Insurance: −$35
• HOA: −$162
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $264

Break-even live

Break-even rent $1,088

Max offer price $84,990

Occupancy floor 76%

Sensitivity live

Price	-10% $312	-5% $288	+0% $264	+5% $240	+10% $216
Rent	-10% $152	-5% $208	+0% $264	+5% $320	+10% $376
Rate	-1.0pp $307	-0.5pp $286	base $264	+0.5pp $242	+1.0pp $219

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: $21,248
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.06mi
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.09mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	0d	1	0.12mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	5d	1	0.12mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.12mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	0.20mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	0.55mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	0.55mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	0.61mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	0.68mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	0d	20	0.70mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	0.77mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	0.78mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.79mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	0.79mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	18d	1	0.81mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.83mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	0.88mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	0.89mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	45d	1	0.90mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.91mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	0.92mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	15d	1	0.93mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	0.95mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	1.00mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.00mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	4d	1	1.00mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	25d	1	1.05mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	7d	1	1.05mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	25d	1	1.05mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	15d	1	1.05mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	25d	1	1.06mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	1.09mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	1.09mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	1.10mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	1.12mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	1.12mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	25d	1	1.12mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	4d	1	1.19mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	45d	1	1.35mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 17 events

1. 2026-06-21
   days on market $84,990 Active 83 DOM
2. 2026-06-18
   days on market $84,990 Active 80 DOM
3. 2026-06-17
   days on market $84,990 Active 79 DOM
4. 2026-06-16
   days on market $84,990 Active 78 DOM
5. 2026-06-15
   days on market $84,990 Active 77 DOM
6. 2026-06-13
   days on market $84,990 Active 75 DOM
7. 2026-06-09
   days on market $84,990 Active 71 DOM
8. 2026-06-08
   days on market $84,990 Active 70 DOM
9. 2026-06-07
   days on market $84,990 Active 69 DOM
10. 2026-06-04
    days on market $84,990 Active 66 DOM
11. 2026-06-03
    days on market $84,990 Active 65 DOM
12. 2026-06-02
    days on market $84,990 Active 64 DOM
13. 2026-06-01
    days on market $84,990 Active 63 DOM
14. 2026-05-31
    days on market $84,990 Active 62 DOM
15. 2026-03-30
    listed $90,000 Active 783-char remark

    Show marketing remark (783 chars)

    415 Olde Towne in Dallas, TX offers a great opportunity for buyers or investors. This property does need some updates, making it ideal for those looking to customize and add value. It features a newly installed backyard fence for added privacy and outdoor enjoyment, along with two dedicated parking spaces for convenience, the property benefits from convenient access to Dallas Area Rapid Transit (DART), providing direct connections to Downtown Dallas and surrounding employment hubs. With easy access to major highways, shopping, dining, and public transportation and walking distance to elementary school, this location supports both daily commuting and long-term investment potential. This townhome is a smart investment or a great place to create your own personalized space.

16. 2001-09-27
    soldstatus
17. 1986-07-07
    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: $2,597 · $216/mo
• Projected year-2 tax: $2,597 · $216/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,065
• − Mortgage interest: −$4,761
• − Property taxes: −$2,597
• − Insurance: −$425
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − HOA: −$1,944
• − Depreciation: −$2,472
• Taxable income: $2,135
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,654/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

• 2026-03-30 Listed $90,000 NTREIS
• 2001-09-27 Sold (Public Records) — Public Records
• 1986-07-07 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,597 · +12.9% YoY. Source: county tax records.