6108 Abrams Rd #128 · Dallas, TX 75231

$68,300

1 bd · 1.0 ba · 500 sqft · Condo public records · 135 Days on market

Built 2005 $137/sqft · 33% below area Est $102k · 33% under $240/mo HOA · 20% of rent ↓ 6% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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

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. Individual and bulk purchase options available. This second-floor 1-bedroom, 1-bath condo offers a functional and comfortable layout, featuring: Open kitchen with breakfast bar Refrigerator, washer, and dryer included Electric range and built-in microwave Brick fireplace Private patio with exterior storage Spacious bedroom with walk-in closet Community amenities include a pool and centralized mailboxes, adding convenience for residents and tenants. Located with easy access to Loop 12 and US-75, and just minutes from shopping, dining, and everyday essentials, this property is well-positioned for both rental demand and long-term value. Investment Highlights: Strong rental potential in a growing area Low-maintenance property ideal for buy-and-hold investors Opportunity to scale with multiple units Appealing layout for tenants and end-users Whether you're expanding your portfolio or purchasing your first investment, this is a strategic opportunity with upside potential. Schedule your tour today.

Key facts

• Brick fireplace
• Walk-in closet
• Private patio

Tags

• PRIVATE PATIO
• BRICK FIREPLACE
• OPEN KITCHEN
• BREAKFAST BAR
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 rising (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $472 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 135 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 20% 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 $60,104 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 4.8

CMA / ARV

• ARV (median comp): $101,651
• List price: $68,300
• Delta: -27.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-2,760
• Equity at exit: $10,184

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $5,544
• Equity at exit: $5,905

Cash invested: $19,124 (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: 213
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$358
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$28
• HOA: −$240
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $146

Break-even live

Break-even rent $993

Max offer price $68,300

Occupancy floor 83%

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: $17,075
• Closing costs: $2,049
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	675	$795	$1.18	20d	7	0.06mi
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	664	$895	$1.35	2d	5	0.06mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,315	$1.95	1d	32	0.09mi
6603 E Lovers Ln Dallas, TX	2.0	1.0	620	$1,017	$1.64	1d	5	0.31mi
8910 Southwestern Blvd Dallas, TX	1.0–3.0	1.0–2.0	974	$1,472	$1.51	1d	30	0.51mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	2d	8	0.53mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	18d	1	0.54mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	24d	1	0.54mi
6211 Northwest Hwy Unit G124 Dallas, TX	—	1.0	390	$1,400	$3.59	43d	1	0.54mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	18d	1	0.63mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	43d	1	0.63mi
8612 Southwestern Blvd Unit 8627 Dallas, TX	1.0	1.0	561	$1,399	$2.49	2d	1	0.63mi
8612 Southwestern Blvd Unit 8633 Dallas, TX	1.0	1.0	561	$1,321	$2.35	13d	1	0.63mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	3d	56	0.63mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,788	$2.48	2d	1	0.65mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,992	$2.76	14d	1	0.65mi
8705 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	722	$1,780	$2.47	12d	1	0.65mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	18d	1	0.66mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	43d	1	0.70mi
8612 Southwestern Blvd Dallas, TX	1.0	1.0	561	$1,316	$2.35	13d	1	0.70mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$755	$1.01	11d	4	0.73mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,037	$1.38	2d	4	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	24d	2	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	11d	3	0.73mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	14d	1	0.74mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	12d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,433	$2.55	2d	1	0.74mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	1d	41	0.76mi
7545 E Northwest Hwy Dallas, TX	2.0	1.0–2.0	938	$1,758	$1.87	1d	27	0.85mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	24d	1	0.86mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	24d	1	0.87mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	2d	14	0.89mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	43d	2	0.89mi
6808 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	968	$1,163	$1.20	2d	21	0.91mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	17d	4	0.97mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$773	$0.83	1d	9	0.98mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$1,217	$1.50	1d	1	1.00mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	43d	1	1.02mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	7d	1	1.02mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	10d	1	1.02mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $68,300 Active 135 DOM
2. 2026-06-17
   price $68,300 Active 134 DOM
3. 2026-06-17
   days on market $74,200 Active 134 DOM
4. 2026-06-16
   days on market $74,200 Active 133 DOM
5. 2026-06-15
   days on market $74,200 Active 132 DOM
6. 2026-06-13
   days on market $74,200 Active 130 DOM
7. 2026-06-09
   days on market $74,200 Active 126 DOM
8. 2026-06-08
   days on market $74,200 Active 125 DOM
9. 2026-06-07
   days on market $74,200 Active 124 DOM
10. 2026-06-04
    days on market $74,200 Active 121 DOM
11. 2026-06-03
    days on market $74,200 Active 120 DOM
12. 2026-06-02
    days on market $74,200 Active 119 DOM
13. 2026-06-02
    days on market $74,200 Active 118 DOM
14. 2026-05-31
    days on market $74,200 Active 117 DOM
15. 2026-03-25
    price $74,200 1257-char remark

    Show marketing remark (1257 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. Individual and bulk purchase options available. This second-floor 1-bedroom, 1-bath condo offers a functional and comfortable layout, featuring: Open kitchen with breakfast bar Refrigerator, washer, and dryer included Electric range and built-in microwave Brick fireplace Private patio with exterior storage Spacious bedroom with walk-in closet Community amenities include a pool and centralized mailboxes, adding convenience for residents and tenants. Located with easy access to Loop 12 and US-75, and just minutes from shopping, dining, and everyday essentials, this property is well-positioned for both rental demand and long-term value. Investment Highlights: Strong rental potential in a growing area Low-maintenance property ideal for buy-and-hold investors Opportunity to scale with multiple units Appealing layout for tenants and end-users Whether you're expanding your portfolio or purchasing your first investment, this is a strategic opportunity with upside potential. Schedule your tour today.

16. 2026-01-25
    listed $79,200 Active 1257-char remark

    Show marketing remark (1257 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. Individual and bulk purchase options available. This second-floor 1-bedroom, 1-bath condo offers a functional and comfortable layout, featuring: Open kitchen with breakfast bar Refrigerator, washer, and dryer included Electric range and built-in microwave Brick fireplace Private patio with exterior storage Spacious bedroom with walk-in closet Community amenities include a pool and centralized mailboxes, adding convenience for residents and tenants. Located with easy access to Loop 12 and US-75, and just minutes from shopping, dining, and everyday essentials, this property is well-positioned for both rental demand and long-term value. Investment Highlights: Strong rental potential in a growing area Low-maintenance property ideal for buy-and-hold investors Opportunity to scale with multiple units Appealing layout for tenants and end-users Whether you're expanding your portfolio or purchasing your first investment, this is a strategic opportunity with upside potential. Schedule your tour today.

17. 2016-04-04
    soldstatus
18. 2004-05-10
    soldstatus
19. 1993-12-02
    soldstatus
20. 1992-04-09
    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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 2/10 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: $14,143
• − Mortgage interest: −$3,826
• − Property taxes: −$1,897
• − Insurance: −$342
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − HOA: −$2,880
• − Depreciation: −$1,987
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $1,528/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

-6.3% since first listed

6 events — show timeline

• 2026-03-25 Price Changed $74,200 NTREIS
• 2026-01-25 Listed $79,200 NTREIS
• 2016-04-04 Sold (Public Records) — Public Records
• 2004-05-10 Sold (Public Records) — Public Records
• 1993-12-02 Sold (Public Records) — Public Records
• 1992-04-09 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,897 · -11.9% YoY. Source: county tax records.