9455 Olde Village Ct · Dallas, TX 75227

$90,000

1 bd · 1.5 ba · 870 sqft · Townhouse public records · 103 Days on market

Built 1983 1,699 sqft lot $103/sqft · 11% below area Est $101k · 11% under $145/mo HOA · 13% of rent

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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).

• Cash flow +17.7/30.0
• ARV discount +12.3/15.0
• 1% rule +7.6/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***THIS UNIT IS EXCELLENT FOR A RENTAL PORTFOLIO* WILL NEED A LITTLE TLC BUT IS IDEAL FOR A RENTAL PROPERTY***

Key facts

• $145 HOA
• Built 1983
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $72 ($863/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 soft (-0.4%/yr); 179 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 103 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 6.6

CMA / ARV

• ARV (median comp): $100,858
• List price: $90,000
• Delta: -10.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9455 Olde Towne Row	0.05mi	1/1.5	870 (0%)	5mo	$90,000	$103	93
2250 Aspen Dr	0.03mi	2/1.5 (+1)	915 (+5%)	2mo	$105,000	$115	84
9442 Olde Village Ct	0.03mi	1/1.5	870 (0%)	21mo	$95,000	$109	81
2243 Aspen Dr	0.06mi	2/1.5 (+1)	915 (+5%)	4mo	$99,000	$108	80
9483 Olde Village Ct	0.02mi	2/1.5 (+1)	915 (+5%)	18mo	$105,000	$115	70

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.48×
• Total profit: $-13,179
• Equity at exit: $13,419

10-year hold

• IRR: -15.1%
• Equity multiple: 0.29×
• Total profit: $-17,820
• Equity at exit: $7,782

Cash invested: $25,200 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$472
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$38
• HOA: −$145
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $72

Break-even live

Break-even rent $1,040

Max offer price $90,000

Occupancy floor 89%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	3d	1	0.05mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	7d	1	0.06mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	0.08mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$849	$0.96	43d	1	0.15mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$761	$1.01	2d	21	0.76mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	43d	1	0.86mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	16d	1	1.13mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	1.13mi
8128 Barclay St Dallas, TX	1.0–2.0	1.0	587	$824	$1.40	1d	6	1.26mi
8127 Stonehurst St #5 Dallas, TX	2.0	1.0	1050	$1,250	$1.19	43d	1	1.42mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 103 DOM
2. 2026-06-17
   days on market $90,000 Active 102 DOM
3. 2026-06-16
   days on market $90,000 Active 101 DOM
4. 2026-06-15
   days on market $90,000 Active 100 DOM
5. 2026-06-13
   days on market $90,000 Active 98 DOM
6. 2026-06-09
   days on market $90,000 Active 94 DOM
7. 2026-06-08
   days on market $90,000 Active 93 DOM
8. 2026-06-07
   days on market $90,000 Active 92 DOM
9. 2026-06-04
   days on market $90,000 Active 89 DOM
10. 2026-06-03
    days on market $90,000 Active 88 DOM
11. 2026-06-02
    days on market $90,000 Active 87 DOM
12. 2026-06-02
    days on market $90,000 Active 86 DOM
13. 2026-05-31
    days on market $90,000 Active 85 DOM
14. 2026-03-07
    listed $90,000 Active 110-char remark

    Show marketing remark (110 chars)

    ***THIS UNIT IS EXCELLENT FOR A RENTAL PORTFOLIO* WILL NEED A LITTLE TLC BUT IS IDEAL FOR A RENTAL PROPERTY***

15. 2007-10-22
    soldstatus
16. 2005-08-10
    soldstatus
17. 2005-07-25
    soldstatus 150-char remark

    Show marketing remark (150 chars)

    Great investment property with potential to get it as a package deal! Seller motivated. Buyer choose carpet color. Go show and sell! Bring all offers!

18. 2005-07-14
    historical 150-char remark

    Show marketing remark (150 chars)

    Great investment property with potential to get it as a package deal! Seller motivated. Buyer choose carpet color. Go show and sell! Bring all offers!

19. 2005-06-08
    listed $24,500 150-char remark

    Show marketing remark (150 chars)

    Great investment property with potential to get it as a package deal! Seller motivated. Buyer choose carpet color. Go show and sell! Bring all offers!

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,572
• − Mortgage interest: −$5,041
• − Property taxes: −$2,005
• − Insurance: −$450
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − HOA: −$1,740
• − Depreciation: −$2,618
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $972/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+267.3% since first listed

6 events — show timeline

• 2026-03-07 Listed $90,000 NTREIS
• 2007-10-22 Sold (Public Records) — Public Records
• 2005-08-10 Sold (Public Records) — Public Records
• 2005-07-25 Sold (MLS) — NTREIS
• 2005-07-14 Listing Removed — NTREIS
• 2005-06-08 Listed $24,500 NTREIS

Property tax history

+9.8%/yr

Latest (2025): $2,005 · +7.3% YoY. Source: county tax records.