6050 Melody Ln #209 · Dallas, TX 75231

$54,900

1 bd · 1.0 ba · 623 sqft · Condo public records · 356 Days on market

Built 1979 Excellent condition $88/sqft · 29% below area Est $77k · 29% under $270/mo HOA · 27% of rent

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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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.2/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated unit: painting, flooring, kitchen, bath...move-in ready! Cash offer preferred.

Key facts

• Move in ready
• Renovated unit
• $270 HOA

Tags

• RENOVATED UNIT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $63 ($751/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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.
• Zoned schools: Dan D Rogers El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 428 students, 76% FRL); Benjamin Franklin International Exploratory Acad (math 26% / reading 32%, grade F, #1,103 of 1,662 statewide, top 67%, 878 students, 86% FRL); Hillcrest H S (math 28% / reading 44%, grade F, #930 of 1,632 statewide, top 57%, 1,610 students, 74% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $380 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 356 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $55k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; HOA is 27% 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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: 1.83% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 4.5

CMA / ARV

• ARV (median comp): $77,353
• List price: $54,900
• Delta: -29.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 Park Ln #414	0.49mi	1/1.0	618 (-1%)	3mo	$100,000	$162	73
7152 Fair Oaks Ave #2166	0.38mi	1/1.0	588 (-6%)	0mo	$59,500	$101	72
7126 Holly Hill Dr #108	0.47mi	1/1.0	647 (+4%)	3mo	$80,000	$124	69
7126 Holly Hill Dr #210	0.47mi	1/1.0	573 (-8%)	1mo	$59,900	$105	64
7431 Holly Hill Dr #216	0.80mi	1/1.0	622 (-0%)	4mo	$75,000	$121	62
6108 Abrams Rd #627	1.01mi	1/1.0	600 (-4%)	2mo	$64,000	$107	58
7915 Meadow Park Dr #110	1.39mi	1/1.0	734 (+18%)	0mo	$124,900	$170	40
7814 Meadow Park Dr #119	1.38mi	1/1.0	755 (+21%)	1mo	$168,900	$224	39
10220 Regal Oaks Dr Unit D	1.42mi	1/1.0	734 (+18%)	2mo	$134,900	$184	39
7522 Holly Hill Dr #7	0.94mi	1/1.0	736 (+18%)	2mo	$80,000	$109	38
7814 Meadow Park Dr #220	1.38mi	1/1.0	755 (+21%)	2mo	$165,000	$219	38
6108 Abrams Rd #410	1.01mi	2/2.0 (+1)	743 (+19%)	2mo	$99,000	$133	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-5,720
• Equity at exit: $8,186

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-3,094
• Equity at exit: $4,747

Cash invested: $15,372 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $90,000 ($163/sqft)
• Median days on market: 118 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75231

• Rents YoY: 2.0%
• Active inventory: 276
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$288
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$23
• HOA: −$270
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $63

Break-even live

Break-even rent $927

Max offer price $54,900

Occupancy floor 89%

Sensitivity live

Price	-10% $94	-5% $78	+0% $63	+5% $47	+10% $32
Rent	-10% $-17	-5% $23	+0% $63	+5% $102	+10% $142
Rate	-1.0pp $90	-0.5pp $77	base $63	+0.5pp $48	+1.0pp $34

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: $13,725
• Closing costs: $1,647
• Club membership (one-time): —
• 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	11	0.04mi
5951 Melody Ln Dallas, TX	2.0	1.0–2.0	763	$1,115	$1.46	3d	14	0.10mi
6121 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	671	$780	$1.16	9d	15	0.11mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	73d	1	0.11mi
6040 Ridgecrest Rd Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.12mi
5959 E Northwest Hwy Dallas, TX	2.0	1.0–2.0	845	$1,168	$1.38	0d	38	0.13mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,058	$1.44	0d	13	0.14mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	93d	1	0.15mi
6026 Ridgecrest Rd Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.15mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	66d	4	0.16mi
5991 E Northwest Hwy Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.16mi
6003 Ridgecrest Rd Dallas, TX	1.0–2.0	1.0	763	$1,332	$1.75	16d	3	0.18mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	795	$1,120	$1.41	0d	13	0.20mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	56d	1	0.20mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	60d	1	0.20mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	60d	1	0.20mi
5977 E Northwest Hwy Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.22mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	0d	33	0.23mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	93d	1	0.26mi
6033 E Northwest Hwy Dallas, TX	1.0–2.0	1.0–2.0	697	$860	$1.23	3d	13	0.26mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,122	$1.50	42d	3	0.26mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$942	$1.26	29d	4	0.26mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$810	$0.94	43d	3	0.26mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,054	$1.41	48d	6	0.26mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	73d	2	0.26mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$865	$1.29	2d	5	0.27mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	93d	1	0.28mi
6262 Melody Ln Unit 107 Dallas, TX	1.0	1.0	585	$840	$1.44	33d	1	0.29mi
6582 Shady Brook Ln Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.29mi
6568 Shady Brook Ln Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.29mi
6573 Shady Brook Ln Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.30mi
7152 Fair Oaks Ave Dallas, TX	1.0	1.5	720	$1,172	$1.63	15d	2	0.30mi
7152 Fair Oaks Ave Dallas, TX	1.0	1.0–1.5	655	$1,095	$1.67	10d	3	0.30mi
6559 Shady Brook Ln Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.30mi
6051 E Northwest Hwy Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.32mi
6280 Melody Ln Dallas, TX	1.0	1.0	675	$890	$1.32	17d	1	0.32mi
6294 Melody Ln Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.32mi
6065 E Northwest Hwy Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.33mi
6342 Shady Brook Ln Unit 119 Dallas, TX	1.0	1.0	683	$910	$1.33	22d	1	0.36mi
6310 Shady Brook Ln Dallas, TX	1.0	1.0	554	$1,188	$2.14	37d	1	0.41mi

HOA detail $270/mo · $3,240/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $54,900 Active 356 DOM
2. 2026-08-06
   days on market $54,900 Active 354 DOM
3. 2026-08-05
   days on market $54,900 Active 353 DOM
4. 2026-08-04
   days on market $54,900 Active 352 DOM
5. 2026-07-31
   days on market $54,900 Active 348 DOM
6. 2026-07-30
   days on market $54,900 Active 346 DOM
7. 2026-07-28
   days on market $54,900 Active 345 DOM
8. 2026-07-26
   days on market $54,900 Active 343 DOM
9. 2026-07-24
   days on market $54,900 Active 341 DOM
10. 2026-07-23
    days on market $54,900 Active 340 DOM
11. 2026-07-22
    days on market $54,900 Active 339 DOM
12. 2026-07-20
    days on market $54,900 Active 337 DOM
13. 2026-07-18
    days on market $54,900 Active 335 DOM
14. 2026-07-18
    days on market $54,900 Active 334 DOM
15. 2026-07-16
    days on market $54,900 Active 333 DOM
16. 2026-07-15
    days on market $54,900 Active 332 DOM
17. 2026-07-14
    days on market $54,900 Active 331 DOM
18. 2026-07-13
    days on market $54,900 Active 330 DOM
19. 2026-07-13
    days on market $54,900 Active 329 DOM
20. 2026-07-11
    days on market $54,900 Active 328 DOM
21. 2026-07-10
    days on market $54,900 Active 327 DOM
22. 2026-07-09
    days on market $54,900 Active 326 DOM
23. 2026-07-07
    days on market $54,900 Active 324 DOM
24. 2026-07-06
    days on market $54,900 Active 323 DOM
25. 2026-07-06
    days on market $54,900 Active 322 DOM
26. 2026-07-05
    days on market $54,900 Active 321 DOM
27. 2026-07-03
    days on market $54,900 Active 320 DOM
28. 2026-07-02
    days on market $54,900 Active 319 DOM
29. 2026-07-01
    days on market $54,900 Active 318 DOM
30. 2026-06-30
    days on market $54,900 Active 317 DOM
31. 2026-06-29
    days on market $54,900 Active 316 DOM
32. 2026-06-29
    price $54,900 Active 315 DOM
33. 2026-06-28
    days on market $59,900 Active 315 DOM
34. 2026-06-27
    days on market $59,900 Active 314 DOM
35. 2026-06-26
    days on market $59,900 Active 313 DOM
36. 2026-06-24
    days on market $59,900 Active 311 DOM
37. 2026-06-22
    days on market $59,900 Active 309 DOM
38. 2026-06-21
    days on market $59,900 Active 308 DOM
39. 2026-06-18
    days on market $59,900 Active 305 DOM
40. 2026-06-17
    days on market $59,900 Active 304 DOM
41. 2026-06-16
    days on market $59,900 Active 303 DOM
42. 2026-06-15
    days on market $59,900 Active 302 DOM
43. 2026-06-13
    days on market $59,900 Active 300 DOM
44. 2026-06-09
    days on market $59,900 Active 296 DOM
45. 2026-06-08
    days on market $59,900 Active 295 DOM
46. 2026-06-07
    days on market $59,900 Active 294 DOM
47. 2026-06-04
    days on market $59,900 Active 291 DOM
48. 2026-06-03
    days on market $59,900 Active 290 DOM
49. 2026-06-02
    days on market $59,900 Active 289 DOM
50. 2026-06-02
    days on market $59,900 Active 288 DOM

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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: $12,078
• − Mortgage interest: −$3,075
• − Property taxes: −$1,822
• − Insurance: −$274
• − Repairs & maintenance: −$966
• − Management: −$966
• − HOA: −$3,240
• − Depreciation: −$1,597
• Taxable income: $137
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $718/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This completely renovated townhouse is move-in ready with modern updates and excellent condition. Fresh paint and landscaping can further enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Both Painting — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC maintenance — A clean and functioning HVAC system is essential for tenant comfort and can prevent costly repairs. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Dan D Rogers El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Benjamin Franklin International Exploratory Acad F TX #1,103/1,662 Nat'l #9,290/14,009 High Hillcrest H S F TX #930/1,632 Nat'l #9,405/17,239

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

A Composite livability gradescore 81/100

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 · 2,979,839 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: 14% of renters

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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%

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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%

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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

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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

-97.0% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $69,900 NTREIS
• 2026-02-13 Price Changed $74,900 NTREIS
• 2026-02-11 Relisted — NTREIS
• 2026-01-04 Pending — NTREIS
• 2025-12-24 Contingent — NTREIS
• 2025-11-29 Price Changed $79,900 NTREIS
• 2025-10-18 Price Changed $82,000 NTREIS
• 2025-07-09 Listed $85,000 NTREIS
• 2010-03-12 Sold (Public Records) $7,800 Public Records
• 2008-08-06 Sold (Public Records) $2,350,000 Public Records
• 2003-03-13 Sold (Public Records) — Public Records
• 1994-02-22 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,822 · +13.9% YoY. Source: county tax records.