9601 Forest Ln #413 · Dallas, TX 75243

$100,000

2 bd · 1.0 ba · 823 sqft · Condo public records · 52 Days on market

Built 1983 $122/sqft · at area comps Est $100k · at est. $256/mo HOA · 21% of rent

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Why this score? — see what drove the D- 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 +10.3/30.0
• ARV discount +7.6/15.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is ready to go. Already has a tenant in place and producing income. Unit is on ground level. It is a 2 bedroom and 1 bath unit. Full size washer and dryer closet located in the hallway.

Key facts

• Ground level
• $256 HOA
• Parking

Tags

• GROUND LEVEL
• FULL SIZE WASHER AND DRYER

Property features AI

Finance

• Other: Approximately 3.89 acres for the overall parcel; Complex name: Forestwood on the Creek
• HOA & community: Mandatory HOA; Monthly association fee of $256; Association covers water, sewer, grounds maintenance, and back yard maintenance; Managed by Forestwood on the Creek

Exterior

• Parking: Carport (covered) with 1 covered/carport space
• Utilities: City water; City sewer; Electricity available; Located in a municipal utility district
• Home design: Condominium attached unit; Two-story building, unit located on floor 1
• Construction: Brick construction; Built in 1983
• Exterior features: Community pool; Back yard maintenance included in association

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom (level 1) approximately 12 x 12; Second bedroom (level 1) approximately 10 x 10
• Bathrooms: 1 full bathroom
• Interior features: Open living area with one living room and one dining area; Wood-burning fireplace; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-55 ($-658/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (9.7% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $90k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Forest Lane Academy (math 35% / reading 24%, grade F, #2,525 of 4,322 statewide, top 62%, 570 students, 98% FRL) — zoned schools average 98% FRL vs 54% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 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); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $691 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 52 days — a 3% lower offer ($97k) 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.
• Current owner paid $65k; list at $100k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 21% 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 $90,316 (9.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.24% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 6.7

CMA / ARV

• ARV (median comp): $100,241
• List price: $100,000
• Delta: -0.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.2%
• Equity multiple: 0.18×
• Total profit: $-23,096
• Equity at exit: $14,910

10-year hold

• IRR: -47.3%
• Equity multiple: -0.35×
• Total profit: $-37,704
• Equity at exit: $8,646

Cash invested: $28,000 (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: 271
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$524
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$42
• HOA: −$256
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-55

Break-even live

Break-even rent $1,308

Max offer price $90,316

Occupancy floor 99%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9601 Forest Ln #516 Dallas, TX	1.0	1.0	675	$800	$1.19	15d	1	0.01mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$1,544	$1.53	2d	14	0.11mi
9665 Forest Ln Dallas, TX	2.0	2.0	1053	$1,520	$1.44	44d	1	0.14mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$1,380	$1.67	3d	36	0.34mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,426	$1.70	2d	31	0.38mi
9450 Forest Springs Dr Dallas, TX	1.0–3.0	1.0–2.5	1027	$1,414	$1.38	5d	69	0.39mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$1,100	$1.69	17d	30	0.41mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,450	$1.68	2d	41	0.41mi
9701 W Ferris Branch Blvd Dallas, TX	1.0–2.0	1.0–2.5	862	$1,275	$1.48	1d	4	0.44mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$1,315	$1.59	2d	36	0.46mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	2d	22	0.50mi
12484 Abrams Rd #1724 Dallas, TX	2.0	2.0	1006	$1,500	$1.49	44d	1	0.54mi
9387 Pinyon Tree Ln Dallas, TX	1.0–2.0	1.0–2.0	883	$1,699	$1.92	2d	36	0.55mi
9389 Pinyon Tree Rd Dallas, TX	2.0	2.0	936	$1,315	$1.40	44d	1	0.55mi
11655 Audelia Rd #705 Dallas, TX	2.0	1.5	983	$1,850	$1.88	44d	1	0.55mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,300	$1.51	2d	42	0.55mi
12482 Abrams Rd #1327 Dallas, TX	2.0	2.0	959	$1,655	$1.73	3d	1	0.56mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	8d	3	0.59mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.45	2d	3	0.59mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	19d	2	0.59mi
12480 Abrams Rd #124 Dallas, TX	1.0	1.0	775	$1,150	$1.48	44d	1	0.59mi
12480 Abrams Rd #705 Dallas, TX	1.0	1.0	729	$1,150	$1.58	10d	1	0.59mi
12480 Abrams Rd Ste 921 Dallas, TX	1.0	1.0	700	$1,400	$2.00	24d	1	0.61mi
11606 Audelia Rd Dallas, TX	2.0	2.0	1014	$1,295	$1.28	22d	1	0.63mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	24d	1	0.63mi
11606 Audelia Rd Dallas, TX	2.0	2.0	1014	$1,295	$1.28	44d	1	0.63mi
9747 Whitehurst Dr #87 Dallas, TX	1.0	1.0	573	$1,000	$1.75	44d	1	0.64mi
9730 Whitehurst Dr Dallas, TX	2.0	2.0	1039	$1,712	$1.65	44d	3	0.65mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$1,370	$1.86	2d	27	0.68mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$1,485	$1.79	8d	15	0.69mi
9302 Forest Ln Dallas, TX	1.0	1.0	570	$1,019	$1.79	13d	1	0.69mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$1,325	$1.49	3d	12	0.70mi
9302 Forest Ln Unit 9353 Dallas, TX	1.0	1.0	570	$1,060	$1.86	44d	1	0.70mi
9302 Forest Ln Unit 9339 Dallas, TX	2.0	2.0	940	$1,382	$1.47	3d	1	0.70mi
9302 Forest Ln Unit 9376 Dallas, TX	1.0	1.0	570	$1,027	$1.80	3d	1	0.70mi
9302 Forest Ln Unit 9359 Dallas, TX	2.0	2.0	940	$1,415	$1.51	44d	1	0.70mi
9302 Forest Ln Unit 9323 Dallas, TX	1.0	1.0	570	$1,065	$1.87	14d	1	0.70mi
9917 Whitehurst Dr Dallas, TX	1.0	1.0	553	$932	$1.69	24d	1	0.73mi
11311 Audelia Rd Dallas, TX	2.0–3.0	1.5–2.5	1113	$1,495	$1.34	4d	2	0.73mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$1,309	$1.49	5d	18	0.74mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 52 DOM
2. 2026-06-17
   days on market $100,000 Active 51 DOM
3. 2026-06-16
   days on market $100,000 Active 50 DOM
4. 2026-06-15
   days on market $100,000 Active 49 DOM
5. 2026-06-13
   days on market $100,000 Active 47 DOM
6. 2026-06-09
   days on market $100,000 Active 43 DOM
7. 2026-06-08
   days on market $100,000 Active 42 DOM
8. 2026-06-07
   days on market $100,000 Active 41 DOM
9. 2026-06-04
   days on market $100,000 Active 38 DOM
10. 2026-06-03
    days on market $100,000 Active 37 DOM
11. 2026-06-02
    days on market $100,000 Active 36 DOM
12. 2026-06-01
    days on market $100,000 Active 35 DOM
13. 2026-05-31
    days on market $100,000 Active 34 DOM
14. 2026-04-27
    listed $100,000 Active 198-char remark
15. 2024-09-18
    historical $1,000
16. 2024-08-06
    price $1,000
17. 2024-07-11
    listed $1,200
18. 2012-10-26
    soldstatus
19. 2010-01-05
    soldstatus $65,470

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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 (shaded) · 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: $14,861
• − Mortgage interest: −$5,602
• − Property taxes: −$2,533
• − Insurance: −$500
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − HOA: −$3,072
• − Depreciation: −$2,909
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $-146/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

+52.7% since first listed

6 events — show timeline

• 2026-04-27 Listed $100,000 NTREIS
• 2024-09-18 Rental Removed $1,000 NTREIS
• 2024-08-06 Price Changed $1,000 NTREIS
• 2024-07-11 Listed for Rent $1,200 NTREIS
• 2012-10-26 Sold (Public Records) — Public Records
• 2010-01-05 Sold (Public Records) $65,470 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,533 · -4.3% YoY. Source: county tax records.