5750 Phoenix Dr #22 · Dallas, TX 75231

$70,000

1 bd · 1.0 ba · 605 sqft · Condo public records · 45 Days on market

Built 1981 $116/sqft · 25% below area Est $93k · 25% under $285/mo HOA · 26% of rent ↓ 38% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 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

Unlock the potential of this 1-bedroom, 1-bath condo in Vickery Village, ideally positioned in the heart of Dallas with quick access to major highways, hospitals, shopping, and Downtown. Located on the third floor, this unit offers vaulted cathedral ceilings, abundant natural light, and added privacy—features that consistently attract tenants and increase long-term desirability. Inside, you’ll find a functional open-concept layout with a wood-burning fireplace, skylight, built-ins, and private balcony overlooking the community pool. The kitchen and bathroom have been updated with granite countertops, and the unit includes a spacious bedroom with walk-in closet, plus an in-unit washer and dryer area—key features for rental appeal. This property presents a solid opportunity for cash buyers looking to expand their rental portfolio or secure a value-add asset in a high-demand area. With the right vision, this unit offers excellent income potential and long-term upside.

Key facts

• Community pool
• Private balcony
• Walk-in closet

Tags

• VAULTED CATHEDRAL CEILINGS
• WOOD-BURNING FIREPLACE
• PRIVATE BALCONY
• COMMUNITY POOL
• GRANITE COUNTERTOPS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (2.5% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: 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 leasing fast (median 12d 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 $484 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 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 26% 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 $67,900 (3.0% 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 45 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
9. 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.
10. 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: 1.58% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 5.3

CMA / ARV

• ARV (median comp): $93,243
• List price: $70,000
• Delta: -24.93%
• 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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-12,867
• Equity at exit: $10,437

10-year hold

• IRR: -14.9%
• Equity multiple: 0.21×
• Total profit: $-15,565
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$367
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$29
• HOA: −$285
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-10

Break-even live

Break-even rent $1,117

Max offer price $68,218

Occupancy floor 96%

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: $17,500
• Closing costs: $2,100
• 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	44d	1	0.02mi
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	6d	1	0.28mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$911	$1.22	2d	27	0.28mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	44d	1	0.33mi
7418 Fair Oaks Ave Dallas, TX	—	1.0	715	$1,104	$1.54	44d	1	0.35mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	11d	1	0.39mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	11d	1	0.39mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	8d	1	0.39mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,049	$1.21	2d	12	0.40mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	8d	1	0.40mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	44d	1	0.42mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	18d	4	0.46mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	8d	5	0.47mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	22d	1	0.52mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	44d	1	0.52mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	44d	2	0.53mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	22d	1	0.54mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	44d	1	0.54mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	3d	14	0.55mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	24d	1	0.56mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$773	$0.83	2d	9	0.58mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	24d	1	0.61mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$2,410	$2.26	2d	22	0.65mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	44d	1	0.66mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$820	$1.23	3d	4	0.66mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	2d	41	0.68mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	44d	1	0.70mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	44d	1	0.75mi
7777 Manderville Ln Dallas, TX	2.0	1.0–2.0	863	$2,034	$2.36	3d	61	0.77mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	19d	1	0.77mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,037	$1.38	3d	4	0.78mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	24d	2	0.78mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	12d	3	0.78mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$755	$1.01	12d	4	0.78mi
8250 Meadow Rd Dallas, TX	3.0	1.0–2.0	980	$1,654	$1.69	2d	28	0.79mi
7825 Firefall Way Dallas, TX	3.0	1.0–2.5	1442	$5,879	$4.08	1d	48	0.82mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	4d	56	0.86mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	2d	8	0.87mi
8175 Meadow Rd Dallas, TX	2.0	1.0–2.0	620	$1,200	$1.93	44d	1	0.94mi
7903 Meadow Park Dr Dallas, TX	1.0	1.0	734	$1,100	$1.50	2d	1	0.96mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-15
   days on market $70,000 Active 45 DOM
2. 2026-06-13
   pricedays on market $70,000 Active 43 DOM
3. 2026-06-09
   days on market $75,000 Active 39 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   status $75,000 Active 38 DOM
6. 2026-05-17
   historical Active Option Contract 1000-char remark

   Show marketing remark (1000 chars)

   Unlock the potential of this 1-bedroom, 1-bath condo in Vickery Village, ideally positioned in the heart of Dallas with quick access to major highways, hospitals, shopping, and Downtown. Located on the third floor, this unit offers vaulted cathedral ceilings, abundant natural light, and added privacy—features that consistently attract tenants and increase long-term desirability. Inside, you’ll find a functional open-concept layout with a wood-burning fireplace, skylight, built-ins, and private balcony overlooking the community pool. The kitchen and bathroom have been updated with granite countertops, and the unit includes a spacious bedroom with walk-in closet, plus an in-unit washer and dryer area—key features for rental appeal. This property presents a solid opportunity for cash buyers looking to expand their rental portfolio or secure a value-add asset in a high-demand area. With the right vision, this unit offers excellent income potential and long-term upside.

7. 2026-04-19
   listed $75,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Unlock the potential of this 1-bedroom, 1-bath condo in Vickery Village, ideally positioned in the heart of Dallas with quick access to major highways, hospitals, shopping, and Downtown. Located on the third floor, this unit offers vaulted cathedral ceilings, abundant natural light, and added privacy—features that consistently attract tenants and increase long-term desirability. Inside, you’ll find a functional open-concept layout with a wood-burning fireplace, skylight, built-ins, and private balcony overlooking the community pool. The kitchen and bathroom have been updated with granite countertops, and the unit includes a spacious bedroom with walk-in closet, plus an in-unit washer and dryer area—key features for rental appeal. This property presents a solid opportunity for cash buyers looking to expand their rental portfolio or secure a value-add asset in a high-demand area. With the right vision, this unit offers excellent income potential and long-term upside.

8. 2025-07-31
   historical
9. 2025-06-04
   price $95,000
10. 2025-03-04
    price $100,000
11. 2025-01-21
    listed $110,000 Active
12. 2024-07-31
    historical
13. 2024-05-21
    price $119,500
14. 2024-04-18
    listed $128,500 Active
15. 2022-08-13
    soldstatus Closed
16. 2022-08-02
    soldstatus
17. 2022-07-01
    status Pending
18. 2022-06-17
    historical Active Option Contract
19. 2022-05-25
    listed $120,000 Active
20. 2021-07-30
    soldstatus
21. 2002-02-20
    soldstatus
22. 1995-06-26
    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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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: $13,251
• − Mortgage interest: −$3,921
• − Property taxes: −$2,414
• − Insurance: −$350
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − HOA: −$3,420
• − Depreciation: −$2,036
• Taxable loss: −$1,011
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $122/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

-37.5% since first listed

17 events — show timeline

• 2026-05-17 Contingent — NTREIS
• 2026-04-19 Listed $75,000 NTREIS
• 2025-07-31 Listing Removed — NTREIS
• 2025-06-04 Price Changed $95,000 NTREIS
• 2025-03-04 Price Changed $100,000 NTREIS
• 2025-01-21 Listed $110,000 NTREIS
• 2024-07-31 Listing Removed — NTREIS
• 2024-05-21 Price Changed $119,500 NTREIS
• 2024-04-18 Listed $128,500 NTREIS
• 2022-08-13 Sold (MLS) — NTREIS
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-07-01 Pending — NTREIS
• 2022-06-17 Contingent — NTREIS
• 2022-05-25 Listed $120,000 NTREIS
• 2021-07-30 Sold (Public Records) — Public Records
• 2002-02-20 Sold (Public Records) — Public Records
• 1995-06-26 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,414 · -0.4% YoY. Source: county tax records.