5818 E University Blvd #223 · Dallas, TX 75206

$160,000

2 bd · 2.0 ba · 945 sqft · Condo public records · 131 Days on market

Built 1962 $169/sqft · 21% below area Est $203k · 21% under $432/mo HOA · 22% of rent ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the most desirable location in Dallas! 2 bed 2 bath condo. Property is located high demand area of Dallas ,near SMU (5 min drive). Desirable location means upside potential for property value. This two-bedroom, two-bathroom house offers approximately 945 square feet of living space. The property features an in-ground swimming pool, a barbecue grill, and a private courtyard. The primary bedroom is a spacious room with ample natural light. The ensuite bathroom includes a vanity, a shower, and a toilet. The second bedroom is a comfortable size with a closet for storage. The additional bathroom features a vanity, a bathtub, and a toilet. The living room is an open and airy space, providing a comfortable area for relaxation. The kitchen is equipped with essential appliances and ample counter space, making meal preparation convenient. The courtyard, accessible from the living room, offers a private outdoor space for entertaining or leisure activities. The property also includes a barbecue grill, perfect for hosting gatherings or enjoying al fresco dining. The in-ground swimming pool, situated in the backyard, offers a refreshing way to cool off during the warmer months. The pool area provides a serene and tranquil environment, ideal for leisure and recreation. Overall, this property presents a well-maintained and functional living space, with a variety of amenities that cater to different lifestyle preferences.

Key facts

• Ample counter space
• Barbecue grill
• Private courtyard

Tags

• IN-GROUND SWIMMING POOL
• PRIVATE COURTYARD
• BARBECUE GRILL
• AMPLE COUNTER SPACE
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (21.7% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $125k (21.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Mockingbird El (math 63% / reading 65%, grade B, #283 of 4,322 statewide, top 7%, 673 students, 23% FRL); J L Long Middle (math 36% / reading 38%, grade F, #756 of 1,662 statewide, top 47%, 1,127 students, 60% FRL); Woodrow Wilson H S (math 56% / reading 41%, grade D, #560 of 1,632 statewide, top 35%, 1,809 students, 36% FRL) — zoned schools average 40% FRL vs 83% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 131 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 22% 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 $125,212 (21.7% 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 131 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.21% ✓
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 6.9

CMA / ARV

• ARV (median comp): $202,513
• List price: $160,000
• Delta: -20.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.08×
• Total profit: $-41,386
• Equity at exit: $23,857

10-year hold

• IRR: -41.6%
• Equity multiple: -0.42×
• Total profit: $-63,705
• Equity at exit: $13,834

Cash invested: $44,800 (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 75206

• Rents YoY: 1.3%
• Active inventory: 342
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$839
• Tax from tax record: −$386 /mo · $4,629/yr
• Insurance: −$67
• HOA: −$432
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-197

Break-even live

Break-even rent $2,182

Max offer price $125,212

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-152	+0% $-197	+5% $-242	+10% $-288
Rent	-10% $-350	-5% $-273	+0% $-197	+5% $-121	+10% $-44
Rate	-1.0pp $-116	-0.5pp $-156	base $-197	+0.5pp $-238	+1.0pp $-281

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5818 E University Blvd #123 Dallas, TX	2.0	2.0	965	$1,650	$1.71	4d	1	0.02mi
5818 E University Blvd #218 Dallas, TX	2.0	2.0	950	$1,950	$2.05	45d	1	0.02mi
4719 Matilda St Dallas, TX	1.0	1.0	764	$1,750	$2.29	22d	1	0.11mi
4719 Matilda St Dallas, TX	1.0	1.0	764	$1,750	$2.29	45d	1	0.11mi
5757 E University Blvd Dallas, TX	1.0	1.5	958	$1,550	$1.62	45d	2	0.11mi
5806 Birchbrook Dr #209 Dallas, TX	2.0	2.0	1097	$2,150	$1.96	22d	1	0.13mi
5912 E University Blvd Dallas, TX	1.0	1.0	774	$1,432	$1.85	26d	1	0.14mi
5920 E University Blvd Unit 310 Dallas, TX	1.0	1.0	595	$1,680	$2.82	5d	1	0.15mi
5920 E University Blvd Unit 5943 Dallas, TX	2.0	2.0	1070	$2,403	$2.25	0d	1	0.15mi
5920 E University Blvd Unit 410 Dallas, TX	1.0	1.0	701	$1,700	$2.43	5d	1	0.15mi
5920 E University Blvd Unit 510 Dallas, TX	2.0	2.0	1070	$2,360	$2.21	5d	1	0.15mi
5920 E University Blvd Unit 5962 Dallas, TX	1.0	1.0	595	$1,723	$2.90	0d	1	0.15mi
5920 E University Blvd Unit 5935 Dallas, TX	1.0	1.0	701	$1,743	$2.49	0d	1	0.15mi
4800 Northway Dr Dallas, TX	1.0	1.5–2.0	875	$1,725	$1.97	45d	2	0.15mi
5920 E University Blvd Dallas, TX	2.0	1.0–2.0	912	$2,495	$2.74	3d	30	0.15mi
4606 Amesbury Dr Dallas, TX	3.0	1.0–3.0	1088	$3,503	$3.22	0d	39	0.18mi
5916 Birchbrook Dr Dallas, TX	1.0–2.0	1.0–2.0	886	$1,900	$2.14	45d	2	0.18mi
5937 E University Blvd Dallas, TX	2.0	2.0	1118	$1,650	$1.48	26d	1	0.19mi
5919 Birchbrook Dr Dallas, TX	2.0–3.0	2.0	1197	$1,800	$1.50	0d	8	0.22mi
5909 Birchbrook Dr Dallas, TX	2.0–3.0	2.0	1174	$1,710	$1.46	45d	2	0.22mi
5909 Birchbrook Dr #233 Dallas, TX	2.0	2.0	1124	$1,785	$1.59	17d	1	0.23mi
5909 Birchbrook Dr #133 Dallas, TX	2.0	2.0	1124	$1,714	$1.52	24d	1	0.23mi
4601 Amesbury Dr Dallas, TX	1.0–2.0	1.0–2.0	968	$2,480	$2.56	1d	26	0.23mi
5076 Matilda St #227 Dallas, TX	2.0	2.0	1038	$1,900	$1.83	7d	1	0.24mi
5938 Sandhurst Ln #205 Dallas, TX	2.0	2.0	1050	$2,050	$1.95	9d	1	0.24mi
6015 E University Blvd Unit 223G Dallas, TX	2.0	1.0	924	$1,300	$1.41	45d	1	0.25mi
5065 Amesbury Dr Dallas, TX	2.0	1.0–2.5	1134	$2,869	$2.53	1d	24	0.27mi
5812 Milton St #105 Dallas, TX	2.0	2.0	874	$1,600	$1.83	45d	1	0.28mi
6024 E University Blvd Unit 1135 Dallas, TX	1.0	1.0	910	$1,442	$1.58	45d	1	0.28mi
6024 E University Blvd Unit 165 Dallas, TX	1.0	1.0	842	$1,359	$1.61	45d	1	0.28mi
4646 Amesbury Dr Dallas, TX	1.0–3.0	1.0–3.0	1113	$2,730	$2.45	1d	38	0.29mi
4670 Amesbury Dr Dallas, TX	1.0–2.0	1.0–2.5	1070	$3,125	$2.92	1d	26	0.31mi
5609 Smu Blvd Dallas, TX	2.0	2.0	1108	$2,175	$1.96	45d	2	0.35mi
5600 SMU Blvd Dallas, TX	3.0	1.0–3.0	1007	$2,752	$2.73	1d	50	0.36mi
5201 Amesbury Dr Dallas, TX	1.0–3.0	1.0–3.0	1019	$1,878	$1.84	0d	18	0.37mi
5207 Amesbury Dr Unit 470 Dallas, TX	1.0	1.0	654	$1,360	$2.08	45d	1	0.38mi
5148 Amesbury Dr Dallas, TX	1.0	1.0	709	$1,550	$2.19	1d	1	0.41mi
5150 Amesbury Dr Unit 224 Dallas, TX	2.0	2.0	1008	$1,500	$1.49	16d	1	0.42mi
6067 Milton St Dallas, TX	2.0	2.0	955	$1,700	$1.78	16d	1	0.44mi
6067 Milton St Unit 234 Dallas, TX	2.0	2.0	955	$1,800	$1.88	45d	1	0.44mi

HOA detail condo

• Monthly dues: $432 · $5,184/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $160,000 Active 131 DOM
2. 2026-06-18
   days on market $160,000 Active 128 DOM
3. 2026-06-17
   days on market $160,000 Active 127 DOM
4. 2026-06-16
   days on market $160,000 Active 126 DOM
5. 2026-06-15
   days on market $160,000 Active 125 DOM
6. 2026-06-13
   days on market $160,000 Active 123 DOM
7. 2026-06-09
   days on market $160,000 Active 119 DOM
8. 2026-06-08
   days on market $160,000 Active 118 DOM
9. 2026-06-07
   days on market $160,000 Active 117 DOM
10. 2026-06-04
    days on market $160,000 Active 114 DOM
11. 2026-06-03
    days on market $160,000 Active 113 DOM
12. 2026-06-02
    days on market $160,000 Active 112 DOM
13. 2026-06-02
    days on market $160,000 Active 111 DOM
14. 2026-05-31
    days on market $160,000 Active 110 DOM
15. 2026-04-23
    price $160,000 1451-char remark

    Show marketing remark (1451 chars)

    One of the most desirable location in Dallas! 2 bed 2 bath condo. Property is located high demand area of Dallas ,near SMU (5 min drive). Desirable location means upside potential for property value. This two-bedroom, two-bathroom house offers approximately 945 square feet of living space. The property features an in-ground swimming pool, a barbecue grill, and a private courtyard. The primary bedroom is a spacious room with ample natural light. The ensuite bathroom includes a vanity, a shower, and a toilet. The second bedroom is a comfortable size with a closet for storage. The additional bathroom features a vanity, a bathtub, and a toilet. The living room is an open and airy space, providing a comfortable area for relaxation. The kitchen is equipped with essential appliances and ample counter space, making meal preparation convenient. The courtyard, accessible from the living room, offers a private outdoor space for entertaining or leisure activities. The property also includes a barbecue grill, perfect for hosting gatherings or enjoying al fresco dining. The in-ground swimming pool, situated in the backyard, offers a refreshing way to cool off during the warmer months. The pool area provides a serene and tranquil environment, ideal for leisure and recreation. Overall, this property presents a well-maintained and functional living space, with a variety of amenities that cater to different lifestyle preferences.

16. 2026-02-10
    listed $170,000 Active 1451-char remark

    Show marketing remark (1451 chars)

    One of the most desirable location in Dallas! 2 bed 2 bath condo. Property is located high demand area of Dallas ,near SMU (5 min drive). Desirable location means upside potential for property value. This two-bedroom, two-bathroom house offers approximately 945 square feet of living space. The property features an in-ground swimming pool, a barbecue grill, and a private courtyard. The primary bedroom is a spacious room with ample natural light. The ensuite bathroom includes a vanity, a shower, and a toilet. The second bedroom is a comfortable size with a closet for storage. The additional bathroom features a vanity, a bathtub, and a toilet. The living room is an open and airy space, providing a comfortable area for relaxation. The kitchen is equipped with essential appliances and ample counter space, making meal preparation convenient. The courtyard, accessible from the living room, offers a private outdoor space for entertaining or leisure activities. The property also includes a barbecue grill, perfect for hosting gatherings or enjoying al fresco dining. The in-ground swimming pool, situated in the backyard, offers a refreshing way to cool off during the warmer months. The pool area provides a serene and tranquil environment, ideal for leisure and recreation. Overall, this property presents a well-maintained and functional living space, with a variety of amenities that cater to different lifestyle preferences.

17. 2025-12-29
    historical
18. 2025-10-22
    price $170,000
19. 2025-04-03
    price $185,000
20. 2025-02-12
    listed $205,000 Active
21. 2019-10-11
    soldstatus Sold
22. 2019-10-11
    soldstatus
23. 2019-08-09
    status Pending
24. 2019-07-24
    status Active
25. 2019-06-12
    historical
26. 2019-05-01
    price $159,900
27. 2019-04-17
    price $162,500
28. 2019-03-20
    price $165,000
29. 2019-03-09
    price $169,000
30. 2019-02-21
    price $171,000
31. 2019-02-01
    listed $175,000 Active
32. 2018-12-12
    soldstatus
33. 2002-08-30
    soldstatus
34. 2000-11-08
    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: $4,629 · $386/mo
• Projected year-2 tax: $4,629 · $386/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,188
• − Mortgage interest: −$8,962
• − Property taxes: −$4,629
• − Insurance: −$800
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$5,184
• − Depreciation: −$4,655
• Taxable loss: −$4,752
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-1,223/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): 38,909
• Household income: $91,023
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 2983.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 10% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Chinese 1%

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: ▼ -852.92%
• Current HPI: 302.4367
• Rent YoY: ▲ 1.26%
• 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

-8.6% since first listed

20 events — show timeline

• 2026-04-23 Price Changed $160,000 NTREIS
• 2026-02-10 Listed $170,000 NTREIS
• 2025-12-29 Listing Removed — NTREIS
• 2025-10-22 Price Changed $170,000 NTREIS
• 2025-04-03 Price Changed $185,000 NTREIS
• 2025-02-12 Listed $205,000 NTREIS
• 2019-10-11 Sold (Public Records) — Public Records
• 2019-10-11 Sold (MLS) — NTREIS
• 2019-08-09 Pending — NTREIS
• 2019-07-24 Relisted — NTREIS
• 2019-06-12 Listing Removed — NTREIS
• 2019-05-01 Price Changed $159,900 NTREIS
• 2019-04-17 Price Changed $162,500 NTREIS
• 2019-03-20 Price Changed $165,000 NTREIS
• 2019-03-09 Price Changed $169,000 NTREIS
• 2019-02-21 Price Changed $171,000 NTREIS
• 2019-02-01 Listed $175,000 NTREIS
• 2018-12-12 Sold (Public Records) — Public Records
• 2002-08-30 Sold (Public Records) — Public Records
• 2000-11-08 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,629 · -0.4% YoY. Source: county tax records.