6050 Melody Ln #318 · Dallas, TX 75231

$64,900

1 bd · 1.0 ba · 787 sqft · Condo public records · 184 Days on market

Built 1979 $82/sqft · 23% below area Est $85k · 23% under $343/mo HOA · 28% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.8/10.0
• 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

Sold as is. Cash offer only. Listing broker does not work with unrepresented buyer, please do not call listing office; contact your own agent to see unit.

Key facts

• $343 HOA
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $61 ($736/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 at typical pace (median 15d 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 $449 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 184 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $65k implies a 732% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 28% 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.88% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 4.4

CMA / ARV

• ARV (median comp): $84,824
• List price: $64,900
• Delta: -23.49%
• 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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-7,575
• Equity at exit: $9,677

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-5,437
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$340
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$27
• HOA: −$343
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $61

Break-even live

Break-even rent $1,144

Max offer price $64,900

Occupancy floor 90%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$773	$0.83	2d	9	0.04mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	7d	5	0.10mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	24d	1	0.11mi
6121 Melody Ln Dallas, TX	2.0	2.0	871	$1,390	$1.60	4d	1	0.11mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	2d	14	0.14mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	43d	1	0.15mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	17d	4	0.16mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	22d	1	0.17mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	7d	1	0.18mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	7d	1	0.20mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	11d	1	0.20mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	11d	1	0.20mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	1d	41	0.23mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	43d	1	0.26mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,037	$1.38	3d	4	0.26mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	24d	2	0.26mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$755	$1.01	12d	4	0.26mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	11d	3	0.26mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$820	$1.23	2d	4	0.27mi
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	43d	1	0.27mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	43d	1	0.28mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	24d	1	0.28mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	43d	2	0.44mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	24d	1	0.45mi
7107 Holly Hill Dr Unit 104 1 Dallas, TX	1.0	1.0	865	$1,350	$1.56	7d	1	0.46mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	22d	1	0.46mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	43d	1	0.46mi
8116 Park Ln Dallas, TX	1.0	1.0	836	$2,100	$2.51	24d	1	0.46mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$2,410	$2.26	2d	22	0.49mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	2d	8	0.50mi
6503 Ridgecrest Rd Apt J Dallas, TX	1.0	1.5	943	$1,250	$1.33	43d	1	0.51mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,433	$2.55	3d	1	0.53mi
8611 Southwestern Blvd Unit 8668 Dallas, TX	2.0	2.0	899	$1,609	$1.79	14d	1	0.53mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	12d	1	0.53mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	15d	1	0.53mi
8611 Southwestern Blvd Unit 8634 Dallas, TX	2.0	2.0	899	$1,872	$2.08	3d	1	0.53mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	24d	1	0.53mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	18d	1	0.55mi
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	43d	1	0.56mi
5750 Phoenix Dr #51 Dallas, TX	1.0	1.0	817	$1,350	$1.65	15d	1	0.56mi

HOA detail condo

• Monthly dues: $343 · $4,116/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $64,900 Active 184 DOM
2. 2026-06-17
   days on market $64,900 Active 183 DOM
3. 2026-06-16
   days on market $64,900 Active 182 DOM
4. 2026-06-15
   days on market $64,900 Active 181 DOM
5. 2026-06-13
   days on market $64,900 Active 179 DOM
6. 2026-06-09
   days on market $64,900 Active 175 DOM
7. 2026-06-08
   days on market $64,900 Active 174 DOM
8. 2026-06-07
   days on market $64,900 Active 173 DOM
9. 2026-06-04
   days on market $64,900 Active 170 DOM
10. 2026-06-03
    days on market $64,900 Active 169 DOM
11. 2026-06-02
    days on market $64,900 Active 168 DOM
12. 2026-06-02
    days on market $64,900 Active 167 DOM
13. 2026-05-31
    days on market $64,900 Active 166 DOM
14. 2026-01-29
    price $64,900 154-char remark

    Show marketing remark (154 chars)

    Sold as is. Cash offer only. Listing broker does not work with unrepresented buyer, please do not call listing office; contact your own agent to see unit.

15. 2025-12-16
    listed $69,900 Active 154-char remark

    Show marketing remark (154 chars)

    Sold as is. Cash offer only. Listing broker does not work with unrepresented buyer, please do not call listing office; contact your own agent to see unit.

16. 2010-03-12
    soldstatus $7,800
17. 2008-08-06
    soldstatus $2,350,000

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 ≥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: $14,657
• − Mortgage interest: −$3,635
• − Property taxes: −$2,318
• − Insurance: −$324
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$4,116
• − Depreciation: −$1,888
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $729/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

-97.2% since first listed

4 events — show timeline

• 2026-01-29 Price Changed $64,900 NTREIS
• 2025-12-16 Listed $69,900 NTREIS
• 2010-03-12 Sold (Public Records) $7,800 Public Records
• 2008-08-06 Sold (Public Records) $2,350,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,318 · +13.5% YoY. Source: county tax records.