7152 Fair Oaks Ave #2186 · Dallas, TX 75231

$115,000

3 bd · 1.0 ba · 975 sqft · Condo public records · 9 Days on market

Built 1975 $231/mo HOA · 13% 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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for primary residence or investment property. Stylish 3 bed, 2 bath condo. Completely renovated in 2026 with a new dishwasher, washer dryer, microwave, refrigerator and range. Brand new central air-conditioning. Master bathroom also recently updated. Open concept living area offers a functional and comfortable layout, ideal for everyday living and entertaining. Prime location next to North Park Mall and other premium shopping retailers, including Whole Foods, Target, and Walmart. Texas Health Hospital and Medical City Dallas nearby. This community is also proximate to White rock Lake and the SOPAC Trail. Note – 3rd bedroom has no closet.

Key facts

• New range
• Completely renovated
• New dishwasher

Tags

• COMPLETELY RENOVATED
• NEW DISHWASHER
• NEW RANGE
• NEW CENTRAL AIR-CONDITIONING
• MASTER BATHROOM UPDATED
• OPEN CONCEPT LIVING AREA

Property features AI

Finance

• Other: Unit identified as building U in The Lofts Condominums, subdivision Lakeview Lofts Condos; Complex is not in a municipal utility district
• HOA & community: Mandatory association (Lofts Homeowners Association); Monthly association fee: $231 (includes management fees); HOA management phone available

Exterior

• Parking: On-site assigned open parking in an asphalt parking lot (no garage or covered/carport spaces)
• Security: Smoke detectors; Video surveillance present
• Utilities: City water; City sewer; Cable available
• Home design: Condominium (attached); Two-story building; unit located on floor 2; Entry level: 1 (unit interior single level); Built in 1975
• Construction: Stucco and wood construction; Composition roof; Slab foundation
• Exterior features: Front porch; Exterior lighting; Landscaped grounds; Located in a condo/townhome community (The Lofts Condominums)

Interior

• Kitchen: Built-in cabinets; Pantry; Dishwasher; Disposal
• Bedrooms: Three bedrooms (all on level 1)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Pantry; One living area; One dining area; Total rooms: 5; Fireplace in the living room
• Laundry & utility: Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 9.7% 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: Jack Lowe Sr El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 526 students, 98% FRL).
• Zoned-school proficiency averages 70% at this address vs 34% district-wide (+36 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 (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 4y 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.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.51% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $500
• Equity at exit: $17,147

10-year hold

• IRR: 8.8%
• Equity multiple: 1.64×
• Total profit: $20,660
• Equity at exit: $9,943

Cash invested: $32,200 (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 75231

• Rents YoY: 2.0%
• Active inventory: 213
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$603
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$48
• HOA: −$231
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $326

Break-even live

Break-even rent $1,328

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	44d	1	0.14mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	22d	1	0.22mi
7474 Fair Oaks Ave #7413 Dallas, TX	2.0	2.0	1100	$1,625	$1.48	44d	1	0.27mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	24d	1	0.30mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	3d	14	0.33mi
6121 Melody Ln Dallas, TX	2.0	2.0	871	$1,390	$1.60	4d	1	0.40mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$1,382	$1.49	2d	9	0.42mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$1,417	$1.90	2d	27	0.44mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	2d	41	0.45mi
7525 Holly Hill Dr #58 Dallas, TX	2.0	2.0	1069	$1,450	$1.36	5d	1	0.51mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$1,405	$1.87	12d	4	0.56mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,362	$1.82	3d	4	0.56mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	12d	3	0.56mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	24d	2	0.56mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$840	$1.26	3d	4	0.59mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,657	$2.58	3d	56	0.60mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	44d	1	0.62mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	22d	1	0.62mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,675	$1.94	2d	12	0.64mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	2d	22	0.69mi
9606 Golf Lakes Trl Dallas, TX	2.0	2.0	1012	$1,700	$1.68	24d	1	0.77mi
8611 Southwestern Blvd Unit 8634 Dallas, TX	2.0	2.0	899	$1,872	$2.08	3d	1	0.88mi
8611 Southwestern Blvd Unit 8668 Dallas, TX	2.0	2.0	899	$1,609	$1.79	14d	1	0.88mi
8705 Southwestern Blvd Unit 8742 Dallas, TX	2.0	2.0	1045	$2,059	$1.97	3d	1	0.98mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$5,478	$6.73	1d	1	1.01mi
7777 Manderville Ln Dallas, TX	2.0	1.0–2.0	863	$3,018	$3.50	3d	61	1.04mi
8250 Meadow Rd Dallas, TX	3.0	1.0–2.0	980	$2,532	$2.58	2d	28	1.04mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,470	$2.18	2d	32	1.05mi
8612 Southwestern Blvd Unit 8649 Dallas, TX	2.0	2.0	899	$1,999	$2.22	3d	1	1.07mi
7825 Firefall Way Dallas, TX	3.0	1.0–2.5	1442	$14,606	$10.13	1d	48	1.08mi
8203 Southwestern Blvd Unit 8240 Dallas, TX	2.0	2.0	1093	$1,948	$1.78	3d	1	1.09mi
10020 Regal Park Ln Unit 1520122P Dallas, TX	2.0	2.0	1076	$3,697	$3.44	6d	1	1.16mi
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	675	$1,600	$2.37	21d	7	1.17mi
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	664	$1,600	$2.41	3d	5	1.17mi
5445 Caruth Haven Ln Dallas, TX	1.0–2.0	1.0–2.0	1163	$3,616	$3.11	2d	19	1.19mi
8910 Southwestern Blvd Dallas, TX	1.0–3.0	1.0–2.0	974	$2,457	$2.52	2d	30	1.19mi
8204 Southwestern Blvd Unit 8241 Dallas, TX	2.0	2.0	918	$1,436	$1.56	14d	1	1.19mi
8204 Southwestern Blvd Unit 8227 Dallas, TX	2.0	2.0	1060	$1,591	$1.50	3d	1	1.19mi
8204 Southwestern Blvd Unit 8261 Dallas, TX	2.0	2.0	918	$1,436	$1.56	44d	1	1.19mi
8175 Meadow Rd Dallas, TX	2.0	1.0–2.0	620	$1,400	$2.26	44d	1	1.20mi

HOA detail condo

• Monthly dues: $231 · $2,772/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $115,000 Active 9 DOM
2. 2026-06-17
   days on market $115,000 Active 8 DOM
3. 2026-06-16
   days on market $115,000 Active 7 DOM
4. 2026-06-15
   days on market $115,000 Active 6 DOM
5. 2026-06-13
   days on market $115,000 Active 4 DOM
6. 2026-06-10
   remarks 663-char remark
7. 2026-06-10
   listed $115,000 Active 1 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: $2,004 · $167/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$100/yr (+$8/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,884
• − Mortgage interest: −$6,442
• − Property taxes: −$2,004
• − Insurance: −$575
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$2,772
• − Depreciation: −$3,345
• Taxable income: $2,404
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $3,333/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

+27.8% since first listed

39 events — show timeline

• 2026-05-19 Listed $115,000 NTREIS
• 2025-07-16 Rental Removed $1,300 RentEngineListings
• 2025-07-09 Listed for Rent $1,300 RentEngineListings
• 2025-02-24 Rental Removed $1,200 NTREIS
• 2025-01-31 Price Changed $1,200 NTREIS
• 2025-01-31 Rental Removed $1,445 APPFOLIO
• 2025-01-31 Listed for Rent $1,445 APPFOLIO
• 2025-01-25 Price Changed $1,445 NTREIS
• 2025-01-25 Rental Removed $1,445 APPFOLIO
• 2025-01-23 Listed for Rent $1,445 APPFOLIO
• 2024-12-17 Listed for Rent $1,590 NTREIS
• 2024-11-27 Rental Removed $1,590 NTREIS
• 2024-11-13 Rental Removed $1,590 APPFOLIO
• 2024-11-13 Listed for Rent $1,590 NTREIS
• 2024-11-13 Listed for Rent $1,590 APPFOLIO
• 2024-11-03 Rental Removed $1,695 NTREIS
• 2024-10-26 Listed for Rent $1,795 NTREIS
• 2024-08-26 Price Changed $129,900 NTREIS
• 2024-08-21 Price Changed $134,900 NTREIS
• 2024-07-18 Price Changed $140,000 NTREIS
• 2024-07-11 Price Changed $144,900 NTREIS
• 2024-06-12 Price Changed $149,000 NTREIS
• 2024-06-03 Price Changed $154,900 NTREIS
• 2024-06-01 Price Changed $149,900 NTREIS
• 2024-05-17 Relisted — NTREIS
• 2024-05-08 Listed $160,000 NTREIS
• 2024-02-09 Listed $159,000 NTREIS
• 2023-03-15 Listing Removed — NTREIS
• 2023-02-21 Price Changed $139,900 NTREIS
• 2023-02-03 Price Changed $149,900 NTREIS
• 2023-01-25 Listed $139,000 NTREIS
• 2022-09-30 Sold (Public Records) — Public Records
• 2022-09-28 Sold (MLS) — NTREIS
• 2022-08-30 Pending — NTREIS
• 2022-08-12 Contingent — NTREIS
• 2022-07-06 Listed $90,000 NTREIS
• 2014-03-11 Sold (Public Records) — Public Records
• 2002-11-07 Sold (Public Records) — Public Records
• 2002-11-07 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,004 · -0.4% YoY. Source: county tax records.