9829 Walnut St Unit O102 · Dallas, TX 75243

$56,900

1 bd · 1.0 ba · 662 sqft · Condo · 12 Days on market

Built 1983 $276/mo HOA · 31% 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 +17.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

ALL WOOD FLOOR, NO CARPET! Priced To Sell! Conveniently located on the 1st floor. Well maintained 1-Bedroom Condo in Dallas perfect for first time buyers or investors! Spacious living room with open kitchen. Bedroom with closet and a patio. Full size bath with a walk-in tiles shower. Central AC and heating. Ceiling fans in the living and bedroom. Water is included in the HOA fee. Minutes from Richland College and HWY 635 and HWY 75. Great locations! There is another 2 condos in the same building O106 and O104 available to purchase as well if you are looking for multiple units MLS 21265949

Key facts

• 1st floor
• Central ac
• Wood floor

Tags

• WOOD FLOOR
• 1ST FLOOR
• OPEN KITCHEN
• PATIO
• WALK-IN TILES SHOWER
• CENTRAL AC

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly association fee covers full use of facilities, water and sewer; HOA management: Richland Trace HOA

Exterior

• Parking: Assigned parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Condominium unit; Attached property; Single-story (one level); Floor location: 1
• Construction: Built in 1983
• Exterior features: Condominium lot setting; Located in Richland Trace Condos complex; Directions note: building O

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Breakfast room (approx. 6 x 6)
• Bedrooms: 1 bedroom (primary bedroom on main level, approx. 13 x 14)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood-burning fireplace
• Interior features: Decorative lighting; One living area; One dining area; 3 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $57k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $57k).
• Cap rate 7.1% 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: Richland El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 644 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Richardson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $393 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $56,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.42×
• Total profit: $-9,200
• Equity at exit: $8,484

10-year hold

• IRR: -23.2%
• Equity multiple: 0.11×
• Total profit: $-14,244
• Equity at exit: $4,920

Cash invested: $15,932 (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: 279
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $896 high
• Mortgage (P&I): −$298
• Tax est. 1.5%: −$71 /mo · $854/yr
• Insurance: −$24
• HOA: −$276
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $39

Break-even live

Break-even rent $847

Max offer price $56,900

Occupancy floor 91%

Sensitivity live

Price	-10% $78	-5% $58	+0% $39	+5% $19	+10% $-1
Rent	-10% $-32	-5% $3	+0% $39	+5% $74	+10% $109
Rate	-1.0pp $67	-0.5pp $53	base $39	+0.5pp $24	+1.0pp $9

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$974	$1.10	0d	23	0.01mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0	486	$850	$1.75	0d	2	0.05mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	9d	1	0.05mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	45d	1	0.15mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	22d	1	0.15mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	45d	1	0.15mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	18d	1	0.15mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	2d	1	0.15mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	3d	40	0.16mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	3d	1	0.23mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	45d	1	0.23mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	2d	1	0.25mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	45d	1	0.25mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	45d	1	0.25mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	0d	4	0.25mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	25d	7	0.25mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	14d	5	0.25mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	45d	1	0.26mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	25d	1	0.26mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	4d	20	0.39mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,206	$1.39	0d	24	0.42mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$785	$0.91	0d	42	0.67mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	0d	41	0.73mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	0d	31	0.74mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$750	$0.91	0d	36	0.75mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,191	$1.20	0d	23	0.84mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	18d	30	0.89mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	4d	36	0.93mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	3d	14	0.94mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	0d	18	0.97mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	0d	12	0.99mi
12480 Abrams Rd Ste 921 Dallas, TX	1.0	1.0	700	$1,400	$2.00	25d	1	1.00mi
12480 Abrams Rd #705 Dallas, TX	1.0	1.0	729	$1,150	$1.58	11d	1	1.00mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	9d	3	1.00mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.45	3d	3	1.00mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	20d	2	1.00mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	9d	2	1.00mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	23d	3	1.00mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	9d	15	1.01mi
1111 Abrams Rd Richardson, TX	1.0–3.0	1.0–2.0	1046	$1,015	$0.97	0d	14	1.04mi

HOA detail condo

• Monthly dues: $276 · $3,312/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $56,900 Active 12 DOM
2. 2026-06-18
   days on market $56,900 Active 9 DOM
3. 2026-06-17
   days on market $56,900 Active 8 DOM
4. 2026-06-16
   days on market $56,900 Active 7 DOM
5. 2026-06-15
   days on market $56,900 Active 6 DOM
6. 2026-06-13
   days on market $56,900 Active 4 DOM
7. 2026-06-10
   remarks 595-char remark
8. 2026-06-10
   listed $56,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,753
• − Mortgage interest: −$3,187
• − Property taxes: −$854
• − Insurance: −$284
• − Repairs & maintenance: −$860
• − Management: −$860
• − HOA: −$3,312
• − Depreciation: −$1,655
• Taxable loss: −$260
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $527/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

+110.7% since first listed

6 events — show timeline

• 2026-06-09 Listed $56,900 NTREIS
• 2012-03-18 Listing Removed — NTREIS
• 2011-10-24 Price Changed $24,700 NTREIS
• 2011-10-18 Listed $24,500 NTREIS
• 2011-10-12 Listing Removed — NTREIS
• 2011-04-18 Listed $27,000 NTREIS