7708 Royal Ln Unit 204C · Dallas, TX 75230

$169,900

2 bd · 2.0 ba · 1,160 sqft · Condo · 115 Days on market

Built 1964 Excellent condition $146/sqft · 11% below area Est $191k · 11% under $677/mo HOA · 38% 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).

• ARV discount +12.5/15.0
• 1% rule +5.5/10.0
• Condition / age +4.8/5.0
• Cash flow +4.5/30.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit was just taken down to sheetrock and remodeled completely. New cabinets, Carrera marble counter tops, stainless steel appliances, wine frig, new doors, new window treatments, doors, tile, fixtures, lights, wall texture and all hardware. $75,000 remodel with nothing sparred. Like a new unit and a must see. Priced to sell. GREAT UPSTAIRS CONDO ON THE CREEK. SET BACK OFF ROYAL, VERY QUIET AND PRIVATE. FRONT & REAR ENTRIES. GREAT BALCONY OVERLOOKING CREEK WITH GREAT WALL OF TREES IN FRONT OF YOU. HOA PAYS ALL BILLS, BUT YOU CONTROL HEAT & A.C.

Key facts

• New doors
• Wine frig
• New cabinets

Tags

• NEW CABINETS
• CARRERA MARBLE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• WINE FRIG
• NEW DOORS
• NEW WINDOW TREATMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (37.5% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $106k (37.5% below list) — sets the bar for cash-flow.
• Cap rate 3.2% 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: Arthur Kramer El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 454 students, 68% 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).
• Market conditions: Rents rising (+2.6%/yr); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 115 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,258 (37.5% 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 115 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.05% ✓
• Cap rate: 3.19%
• Cash-on-cash: -11.09%
• DSCR: 0.51
• GRM: 7.9

CMA / ARV

• ARV (median comp): $191,032
• List price: $169,900
• Delta: -11.53%
• 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
11152 Valleydale Dr Unit A	0.26mi	2/2.0	1,143 (-2%)	1mo	$180,000	$157	85
10650 Steppington Dr #212	0.30mi	2/2.0	1,197 (+3%)	0mo	$215,000	$180	80
10650 Steppington Dr #236	0.30mi	2/2.0	1,077 (-7%)	2mo	$194,000	$180	72
10548 Stone Canyon Rd #230	0.52mi	2/2.0	1,141 (-2%)	2mo	$190,000	$167	72
7935 Royal Ln #217	0.22mi	2/2.0	1,037 (-11%)	2mo	$134,900	$130	70
7929 Royal Ln #220	0.19mi	2/2.0	995 (-14%)	2mo	$122,709	$123	66
7510 Pebblestone Dr	0.52mi	2/2.0	1,050 (-10%)	0mo	$275,000	$262	60
10201 Regal Oaks Dr #103	0.80mi	2/2.0	1,223 (+5%)	0mo	$180,000	$147	56
10644 Boedeker St	0.45mi	3/2.0 (+1)	1,450 (+25%)	1mo	$319,900	$221	48
8404 Forest Ln #801	1.16mi	2/2.0	1,037 (-11%)	2mo	$170,000	$164	46
10019 Regal Park Ln #207	0.91mi	2/2.0	1,344 (+16%)	1mo	$230,000	$171	39
8404 Forest Ln #1305	1.16mi	1/1.5 (-1)	928 (-20%)	2mo	$152,000	$164	31

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -36.8%
• Equity multiple: -0.17×
• Total profit: $-55,816
• Equity at exit: $25,333

10-year hold

• IRR: -54.5%
• Equity multiple: -0.80×
• Total profit: $-85,789
• Equity at exit: $14,690

Cash invested: $47,572 (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: 3 active · 3 under contract
• Median asking: $199,500 ($188/sqft)
• Median days on market: 98 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.2% vs current asking $/sqft

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

ZIP-level market 75230

• Rents YoY: 2.6%
• Active inventory: 370
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$677
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-440

Break-even live

Break-even rent $2,343

Max offer price $106,258

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-381	+0% $-440	+5% $-499	+10% $-557
Rent	-10% $-581	-5% $-510	+0% $-440	+5% $-369	+10% $-299
Rate	-1.0pp $-354	-0.5pp $-397	base $-440	+0.5pp $-484	+1.0pp $-529

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7812 Royal Ln Unit 210 Dallas, TX	3.0	2.0	1383	$2,100	$1.52	56d	1	0.09mi
7815 Royal Ln Dallas, TX	2.0	2.5	946	$1,799	$1.90	25d	1	0.10mi
10951 Stone Canyon Rd Dallas, TX	1.0	1.0	597	$1,032	$1.73	0d	16	0.14mi
10830 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	815	$1,525	$1.87	3d	43	0.17mi
10824 Stone Canyon Rd Dallas, TX	2.0	2.0	935	$1,580	$1.69	93d	1	0.17mi
10843 N Central Expy Dallas, TX	2.0	1.0–2.0	694	$1,615	$2.33	0d	58	0.19mi
7929 Royal Ln #121 Dallas, TX	2.0	2.0	992	$1,525	$1.54	0d	1	0.20mi
7918 Royal Ln #212 Dallas, TX	2.0	2.0	1110	$1,650	$1.49	31d	1	0.20mi
7935 Royal Ln #217 Dallas, TX	2.0	2.0	1100	$1,550	$1.41	0d	1	0.23mi
7931 Royal Ln #215 Dallas, TX	2.0	2.0	1100	$1,650	$1.50	0d	1	0.23mi
7937 Royal Ln #124 Dallas, TX	2.0	2.0	1110	$1,650	$1.49	0d	1	0.24mi
7937 Royal Ln #223 Dallas, TX	2.0	2.0	965	$1,550	$1.61	0d	1	0.24mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,950	$1.98	93d	2	0.27mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,850	$1.88	48d	2	0.27mi
11108 Valleydale Dr Dallas, TX	2.0	2.0	1111	$2,500	$2.25	93d	1	0.27mi
11108 Valleydale Dr Unit B Dallas, TX	2.0	2.0	1111	$1,850	$1.67	93d	1	0.27mi
10651 Steppington Dr Dallas, TX	2.0	1.0–2.0	735	$1,590	$2.16	0d	33	0.27mi
10702 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	933	$1,590	$1.70	52d	10	0.28mi
10602 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	724	$1,520	$2.10	8d	20	0.33mi
10640 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	724	$1,295	$1.79	3d	30	0.34mi
10590 Stone Canyon Rd Dallas, TX	2.0	2.0	1111	$1,560	$1.40	73d	1	0.39mi
10588 Stone Canyon Rd Dallas, TX	2.0	1.0–2.0	783	$1,601	$2.04	0d	41	0.40mi
10501 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	724	$1,460	$2.02	4d	15	0.41mi
8169 Midtown Blvd Dallas, TX	3.0	1.0–2.5	1192	$2,080	$1.74	0d	36	0.41mi
10704 Pagewood Dr #34 Dallas, TX	2.0	2.0	1116	$2,400	$2.15	21d	1	0.43mi
11316 Park Central Pl Unit C Dallas, TX	2.0	2.0	1137	$1,700	$1.50	4d	1	0.43mi
7520 Highmont St #29 Dallas, TX	2.0	2.0	1210	$2,000	$1.65	70d	1	0.43mi
7879 Riverfall Dr Dallas, TX	1.0–2.0	1.0–2.0	678	$1,616	$2.38	0d	38	0.44mi
10570 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	646	$1,401	$2.17	0d	28	0.46mi
10570 Stone Canyon Rd Unit 354 Dallas, TX	1.0	1.0	820	$1,122	$1.37	93d	1	0.46mi
10594 High Hollows Dr #290 Dallas, TX	2.0	1.0	851	$1,495	$1.76	73d	1	0.48mi
8122 Midtown Blvd Unit 1335743P Dallas, TX	1.0	1.0	753	$2,996	$3.98	52d	1	0.50mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,227	$3.47	66d	90	0.51mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,030	$3.26	0d	56	0.51mi
10588 High Hollows Dr Unit 283 Dallas, TX	2.0	2.0	1300	$2,000	$1.54	4d	1	0.52mi
8196 Manderville Ln Dallas, TX	2.0	2.0	1055	$2,297	$2.18	73d	1	0.52mi
10550 N Central Expy Dallas, TX	2.0	1.0–2.0	830	$2,099	$2.53	9d	11	0.56mi
10566 High Hollows Dr #254 Dallas, TX	2.0	2.0	1187	$1,800	$1.52	68d	1	0.56mi
10438 High Hollows Dr #245 Dallas, TX	2.0	2.0	1208	$2,000	$1.66	18d	1	0.62mi
8107 Manderville Ln Dallas, TX	2.0	1.0–2.5	945	$2,263	$2.39	0d	29	0.62mi

HOA detail $677/mo · $8,124/yr condo

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

Listing history 43 events

1. 2026-08-08
   pricestatusdays on market $169,900 Active 115 DOM
2. 2026-07-22
   status $169,000 Pending 114 DOM
3. 2026-07-20
   days on market $169,000 Active Option Contract 114 DOM
4. 2026-07-18
   days on market $169,000 Active Option Contract 112 DOM
5. 2026-07-18
   days on market $169,000 Active Option Contract 111 DOM
6. 2026-07-16
   days on market $169,000 Active Option Contract 110 DOM
7. 2026-07-15
   days on market $169,000 Active Option Contract 109 DOM
8. 2026-07-14
   days on market $169,000 Active Option Contract 108 DOM
9. 2026-07-13
   days on market $169,000 Active Option Contract 107 DOM
10. 2026-07-13
    days on market $169,000 Active Option Contract 106 DOM
11. 2026-07-11
    days on market $169,000 Active Option Contract 105 DOM
12. 2026-07-10
    days on market $169,000 Active Option Contract 104 DOM
13. 2026-07-10
    status $169,000 Active Option Contract 103 DOM
14. 2026-07-09
    days on market $169,000 Active 103 DOM
15. 2026-07-07
    days on market $169,000 Active 101 DOM
16. 2026-07-06
    days on market $169,000 Active 100 DOM
17. 2026-07-06
    days on market $169,000 Active 99 DOM
18. 2026-07-05
    days on market $169,000 Active 98 DOM
19. 2026-07-03
    days on market $169,000 Active 97 DOM
20. 2026-07-02
    days on market $169,000 Active 96 DOM
21. 2026-07-01
    days on market $169,000 Active 95 DOM
22. 2026-06-30
    days on market $169,000 Active 94 DOM
23. 2026-06-29
    days on market $169,000 Active 93 DOM
24. 2026-06-28
    days on market $169,000 Active 92 DOM
25. 2026-06-27
    days on market $169,000 Active 91 DOM
26. 2026-06-26
    days on market $169,000 Active 90 DOM
27. 2026-06-24
    remarks 597-char remark
28. 2026-06-24
    days on market $169,000 Active 88 DOM
29. 2026-06-22
    days on market $169,000 Active 86 DOM
30. 2026-06-21
    days on market $169,000 Active 85 DOM
31. 2026-06-17
    days on market $169,000 Active 83 DOM
32. 2026-06-16
    days on market $169,000 Active 82 DOM
33. 2026-06-15
    days on market $169,000 Active 81 DOM
34. 2026-06-13
    days on market $169,000 Active 79 DOM
35. 2026-06-09
    days on market $169,000 Active 75 DOM
36. 2026-06-08
    days on market $169,000 Active 74 DOM
37. 2026-06-07
    days on market $169,000 Active 73 DOM
38. 2026-06-04
    days on market $169,000 Active 70 DOM
39. 2026-06-03
    days on market $169,000 Active 69 DOM
40. 2026-06-02
    days on market $169,000 Active 68 DOM
41. 2026-06-01
    days on market $169,000 Active 67 DOM
42. 2026-05-31
    days on market $169,000 Active 66 DOM
43. 2026-03-26
    listed $169,000 Active 558-char remark

    Show marketing remark (558 chars)

    Unit was just taken down to sheetrock and remodeled completely. New cabinets, Carrera marble counter tops, stainless steel appliances, wine frig, new doors, new window treatments, doors, tile, fixtures, lights, wall texture and all hardware. $75,000 remodel with nothing sparred. Like a new unit and a must see. Priced to sell. GREAT UPSTAIRS CONDO ON THE CREEK. SET BACK OFF ROYAL, VERY QUIET AND PRIVATE. FRONT & REAR ENTRIES. GREAT BALCONY OVERLOOKING CREEK WITH GREAT WALL OF TREES IN FRONT OF YOU. HOA PAYS ALL BILLS, BUT YOU CONTROL HEAT & A.C.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $21,438
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$8,124
• − Depreciation: −$4,943
• Taxable loss: −$7,974
• Est. tax savings @ 24.0%: +$1,914
• After-tax cash flow: $-3,364/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 · 12 photos

Excellent 95/100 None rehab

This fully renovated condo is move-in ready with a fresh interior and modern design, perfect for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value. ↑
• Both Smart home integration — Improves convenience and adds modern appeal. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Arthur Kramer El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle D A Hulcy Steam Middle F TX #947/1,662 Nat'l #8,188/14,009 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): 27,763
• Household income: $110,956
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 13% 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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 1%

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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: ▼ -595.21%
• Current HPI: 329.7118
• Rent YoY: ▲ 2.60%
• 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

1 event — show timeline

• 2026-03-26 Listed $169,000 NTREIS