7126 Holly Hill Dr #210 · Dallas, TX 75231

$84,900

1 bd · 1.0 ba · 573 sqft · Condo public records · 419 Days on market

Built 1983 $148/sqft · 13% above area Est $75k · 13% over $105/mo HOA · 9% of rent ↓ 14% since listing

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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 +24.4/30.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller's offering concession, with acceptable offer. Beautifully updated 1-bedroom, 1-bath condo located just 1 mile from NorthPark Center and close to premier shopping, dining, major medical centers, and SMU—an ideal location for long-term rental or short-term investment opportunities. This unit features a spacious open-concept living area with a cozy fireplace, dining area, and a fully equipped modern kitchen with refrigerator, dishwasher, electric range, and microwave. The bedroom offers a walk-in closet and opens to the living space for a loft-like feel. Stylish upgrades throughout, one covered parking space included. Strong rental potential in a high-demand area with easy access to transit, schools, and employment centers.

Key facts

• Updated condo
• Walk-in closet
• Cozy fireplace

Tags

• UPDATED CONDO
• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• FULLY EQUIPPED MODERN KITCHEN
• WALK-IN CLOSET
• COVERED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 18d 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 $587 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 419 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.32% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (median comp): $75,000
• List price: $84,900
• Delta: 13.20%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,871
• Equity at exit: $12,659

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $6,451
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$445
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$35
• HOA: −$105
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $172

Break-even live

Break-even rent $905

Max offer price $84,900

Occupancy floor 80%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	43d	1	0.15mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	43d	1	0.18mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	11d	1	0.25mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	11d	1	0.25mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	7d	1	0.25mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	7d	1	0.26mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	43d	1	0.28mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	17d	4	0.31mi
7418 Fair Oaks Ave Dallas, TX	—	1.0	715	$1,104	$1.54	43d	1	0.31mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	7d	5	0.34mi
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	6d	1	0.35mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$911	$1.22	1d	27	0.39mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	43d	2	0.40mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	2d	14	0.41mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	24d	1	0.43mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$773	$0.83	2d	9	0.45mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	24d	1	0.46mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,049	$1.21	2d	12	0.51mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	1d	41	0.53mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$820	$1.23	2d	4	0.57mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	43d	1	0.60mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$2,410	$2.26	2d	22	0.61mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	22d	1	0.64mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	43d	1	0.64mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	18d	1	0.64mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$755	$1.01	12d	4	0.64mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	11d	3	0.64mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	24d	2	0.64mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,037	$1.38	3d	4	0.64mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	22d	1	0.69mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	43d	1	0.69mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	2d	8	0.72mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	3d	56	0.73mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	43d	1	0.79mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	43d	1	0.81mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	24d	1	0.90mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	18d	1	0.90mi
6211 Northwest Hwy Unit G124 Dallas, TX	—	1.0	390	$1,400	$3.59	43d	1	0.90mi
7777 Manderville Ln Dallas, TX	2.0	1.0–2.0	863	$2,034	$2.36	2d	61	0.92mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,433	$2.55	3d	1	0.94mi

HOA detail condo

• Monthly dues: $105 · $1,260/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-04
   days on market $84,900 Active 419 DOM
2. 2026-06-03
   days on market $84,900 Active 418 DOM
3. 2026-06-02
   days on market $84,900 Active 417 DOM
4. 2026-06-02
   days on market $84,900 Active 416 DOM
5. 2026-05-31
   days on market $84,900 Active 415 DOM
6. 2026-04-22
   price $84,900 745-char remark

   Show marketing remark (745 chars)

   Seller's offering concession, with acceptable offer. Beautifully updated 1-bedroom, 1-bath condo located just 1 mile from NorthPark Center and close to premier shopping, dining, major medical centers, and SMU—an ideal location for long-term rental or short-term investment opportunities. This unit features a spacious open-concept living area with a cozy fireplace, dining area, and a fully equipped modern kitchen with refrigerator, dishwasher, electric range, and microwave. The bedroom offers a walk-in closet and opens to the living space for a loft-like feel. Stylish upgrades throughout, one covered parking space included. Strong rental potential in a high-demand area with easy access to transit, schools, and employment centers.

7. 2025-05-13
   price $84,999 745-char remark

   Show marketing remark (745 chars)

   Seller's offering concession, with acceptable offer. Beautifully updated 1-bedroom, 1-bath condo located just 1 mile from NorthPark Center and close to premier shopping, dining, major medical centers, and SMU—an ideal location for long-term rental or short-term investment opportunities. This unit features a spacious open-concept living area with a cozy fireplace, dining area, and a fully equipped modern kitchen with refrigerator, dishwasher, electric range, and microwave. The bedroom offers a walk-in closet and opens to the living space for a loft-like feel. Stylish upgrades throughout, one covered parking space included. Strong rental potential in a high-demand area with easy access to transit, schools, and employment centers.

8. 2025-04-11
   listed $87,000 Active 745-char remark

   Show marketing remark (745 chars)

   Seller's offering concession, with acceptable offer. Beautifully updated 1-bedroom, 1-bath condo located just 1 mile from NorthPark Center and close to premier shopping, dining, major medical centers, and SMU—an ideal location for long-term rental or short-term investment opportunities. This unit features a spacious open-concept living area with a cozy fireplace, dining area, and a fully equipped modern kitchen with refrigerator, dishwasher, electric range, and microwave. The bedroom offers a walk-in closet and opens to the living space for a loft-like feel. Stylish upgrades throughout, one covered parking space included. Strong rental potential in a high-demand area with easy access to transit, schools, and employment centers.

9. 2024-09-23
   soldstatus
10. 2024-08-12
    soldstatus Closed 531-char remark

    Show marketing remark (531 chars)

    Tenant occupied condo on the second floor near Lake Highlands. The lease expires November 30 2024 and will hold in the event of a sale. The current rent is 700 per month. Nice and open living room with fireplace and dining room off kitchen. Kitchen includes fridge, dishwasher, electric oven range and microwave. One bedroom open to living with walk in closet and one bathroom. Carpet throughout except bathroom and kitchen. Unit includes one covered parking space. More pictures can be shared upon request with serious interest.

11. 2024-07-22
    status Pending 531-char remark

    Show marketing remark (531 chars)

    Tenant occupied condo on the second floor near Lake Highlands. The lease expires November 30 2024 and will hold in the event of a sale. The current rent is 700 per month. Nice and open living room with fireplace and dining room off kitchen. Kitchen includes fridge, dishwasher, electric oven range and microwave. One bedroom open to living with walk in closet and one bathroom. Carpet throughout except bathroom and kitchen. Unit includes one covered parking space. More pictures can be shared upon request with serious interest.

12. 2024-07-15
    historical Active Option Contract 531-char remark

    Show marketing remark (531 chars)

    Tenant occupied condo on the second floor near Lake Highlands. The lease expires November 30 2024 and will hold in the event of a sale. The current rent is 700 per month. Nice and open living room with fireplace and dining room off kitchen. Kitchen includes fridge, dishwasher, electric oven range and microwave. One bedroom open to living with walk in closet and one bathroom. Carpet throughout except bathroom and kitchen. Unit includes one covered parking space. More pictures can be shared upon request with serious interest.

13. 2024-06-27
    price $89,000 531-char remark

    Show marketing remark (531 chars)

    Tenant occupied condo on the second floor near Lake Highlands. The lease expires November 30 2024 and will hold in the event of a sale. The current rent is 700 per month. Nice and open living room with fireplace and dining room off kitchen. Kitchen includes fridge, dishwasher, electric oven range and microwave. One bedroom open to living with walk in closet and one bathroom. Carpet throughout except bathroom and kitchen. Unit includes one covered parking space. More pictures can be shared upon request with serious interest.

14. 2024-05-03
    listed $99,000 Active 531-char remark

    Show marketing remark (531 chars)

    Tenant occupied condo on the second floor near Lake Highlands. The lease expires November 30 2024 and will hold in the event of a sale. The current rent is 700 per month. Nice and open living room with fireplace and dining room off kitchen. Kitchen includes fridge, dishwasher, electric oven range and microwave. One bedroom open to living with walk in closet and one bathroom. Carpet throughout except bathroom and kitchen. Unit includes one covered parking space. More pictures can be shared upon request with serious interest.

15. 2006-04-12
    soldstatus
16. 1995-12-07
    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: $1,548 · $129/mo
• Projected year-2 tax: $1,554 · $129/mo
• Expected delta: +$6/yr ($0/mo · 0.4%)

ⓘ 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: $13,467
• − Mortgage interest: −$4,756
• − Property taxes: −$1,548
• − Insurance: −$424
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − HOA: −$1,260
• − Depreciation: −$2,470
• Taxable income: $854
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,859/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

-14.2% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $84,900 NTREIS
• 2025-05-13 Price Changed $84,999 NTREIS
• 2025-04-11 Listed $87,000 NTREIS
• 2024-09-23 Sold (Public Records) — Public Records
• 2024-08-12 Sold (MLS) — NTREIS
• 2024-07-22 Pending — NTREIS
• 2024-07-15 Contingent — NTREIS
• 2024-06-27 Price Changed $89,000 NTREIS
• 2024-05-03 Listed $99,000 NTREIS
• 2006-04-12 Sold (Public Records) — Public Records
• 1995-12-07 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,548 · -30.7% YoY. Source: county tax records.