8109 Skillman St Apt 1009 · Dallas, TX 75231

$87,500

1 bd · 1.0 ba · 782 sqft · Condo public records · 121 Days on market

Built 1981 $112/sqft · at area comps Est $87k · at est.

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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).

• 1% rule +7.8/10.0
• ARV discount +7.2/15.0
• Cash flow +6.3/30.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh white paint throughout, , new bathroom with subway tiling and whole apartment with new vinyl planks. This is a roomy apartment, close to swimming pool. Kitchen has fridge and dishwasher included, as well as washer dryer. Bus stops in front and close to Whole Foods, Sprouts and restaurants as well as Dart station. Richardson schools and good access to 635.

Key facts

• New bathroom
• New vinyl planks
• Washer dryer

Tags

• NEW BATHROOM
• SUBWAY TILING
• NEW VINYL PLANKS
• FRIDGE AND DISHWASHER INCLUDED
• WASHER DRYER
• CLOSE TO SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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: schools C-, crime F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $605 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 121 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 32% 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 $77,000 (12.0% 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 121 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.28% ✓
• Cap rate: 4.16%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $87,011
• List price: $87,500
• Delta: 0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.3%
• Equity multiple: -0.02×
• Total profit: $-24,943
• Equity at exit: $13,047

10-year hold

• IRR: -44.3%
• Equity multiple: -0.55×
• Total profit: $-37,963
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$459
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$36
• HOA est. from 3 same-building comps: −$357
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-155

Break-even live

Break-even rent $1,320

Max offer price $60,078

Occupancy floor —

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8109 Skillman St Dallas, TX	2.0–3.0	2.0	1127	$1,095	$0.97	44d	2	0.02mi
8110 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	660	$850	$1.29	3d	5	0.09mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	21d	1	0.26mi
8309 Skillman St Dallas, TX	2.0	2.0	921	$1,400	$1.52	22d	1	0.26mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	14d	1	0.26mi
8309 Skillman St Dallas, TX	2.0	2.0	921	$1,400	$1.52	44d	1	0.26mi
9801 Royal Ln Dallas, TX	2.0	1.0–2.0	969	$1,825	$1.88	44d	2	0.31mi
9801 Royal Ln Dallas, TX	2.0	1.0–2.0	966	$1,725	$1.79	24d	3	0.31mi
7660 Skillman St Dallas, TX	1.0–2.0	1.5–2.5	804	$2,500	$3.11	44d	2	0.34mi
7610 Skillman St Unit 1121 Dallas, TX	1.0	1.0	612	$850	$1.39	11d	1	0.36mi
7610 Skillman St Unit 2121 Dallas, TX	2.0	2.0	965	$1,163	$1.21	11d	1	0.36mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$819	$1.34	14d	1	0.36mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$849	$1.39	11d	1	0.36mi
7610 Skillman St Dallas, TX	1.0	1.0	612	$799	$1.31	13d	1	0.36mi
9910 Royal Ln Dallas, TX	1.0	1.0–1.5	876	$1,750	$2.00	44d	2	0.43mi
9910 Royal Ln Dallas, TX	1.0	1.0–1.5	876	$1,725	$1.97	22d	2	0.43mi
8550 Fair Oaks Xing #204 Dallas, TX	2.0	1.0	858	$1,595	$1.86	22d	1	0.44mi
9600 Royal Ln #506 Dallas, TX	2.0	1.0	914	$1,400	$1.53	13d	1	0.44mi
9600 Royal Ln Dallas, TX	2.0	1.0	914	$1,447	$1.58	18d	2	0.44mi
9600 Royal Ln Dallas, TX	1.0–2.0	1.0	829	$995	$1.20	24d	3	0.44mi
9236 Church Rd Dallas, TX	1.0–3.0	1.0–2.0	898	$815	$0.91	2d	15	0.45mi
7474 Skillman St Dallas, TX	1.0–2.0	1.0–2.5	902	$770	$0.85	2d	11	0.48mi
9505 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	854	$711	$0.83	2d	40	0.50mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$850	$1.30	3d	2	0.51mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,400	$1.94	18d	1	0.55mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,300	$1.81	2d	1	0.55mi
9450 Royal Ln Dallas, TX	1.0–3.0	1.0–2.0	777	$692	$0.89	5d	24	0.58mi
8856 Fair Oaks Xing Dallas, TX	1.0	1.0	550	$929	$1.69	44d	1	0.60mi
7340 Skillman St Dallas, TX	1.0	1.0	713	$1,438	$2.02	24d	1	0.64mi
9850 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	781	$1,046	$1.34	2d	25	0.65mi
7324 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	849	$860	$1.01	2d	51	0.66mi
9730 Whitehurst Dr Dallas, TX	2.0	2.0	1039	$1,712	$1.65	44d	3	0.69mi
9917 Whitehurst Dr Dallas, TX	1.0	1.0	553	$932	$1.69	24d	1	0.78mi
9747 Whitehurst Dr #87 Dallas, TX	1.0	1.0	573	$1,000	$1.75	44d	1	0.78mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$984	$1.33	2d	27	0.78mi
10028 Royal Ln Dallas, TX	1.0–3.0	1.0–2.5	971	$760	$0.78	2d	36	0.82mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	2d	22	0.83mi
9925 Saint James Ln Dallas, TX	2.0	2.0	1100	$1,340	$1.22	44d	1	0.87mi
9925 Saint James Ln Dallas, TX	2.0	2.0	1100	$1,340	$1.22	22d	1	0.87mi
10075 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	868	$1,000	$1.15	5d	3	0.90mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $87,500 Active 121 DOM
2. 2026-06-17
   days on market $87,500 Active 120 DOM
3. 2026-06-16
   days on market $87,500 Active 119 DOM
4. 2026-06-15
   days on market $87,500 Active 118 DOM
5. 2026-06-13
   days on market $87,500 Active 116 DOM
6. 2026-06-09
   days on market $87,500 Active 112 DOM
7. 2026-06-08
   days on market $87,500 Active 111 DOM
8. 2026-06-07
   days on market $87,500 Active 110 DOM
9. 2026-06-04
   days on market $87,500 Active 107 DOM
10. 2026-06-03
    days on market $87,500 Active 106 DOM
11. 2026-06-02
    days on market $87,500 Active 105 DOM
12. 2026-06-01
    days on market $87,500 Active 104 DOM
13. 2026-05-31
    days on market $87,500 Active 103 DOM
14. 2026-02-13
    listed $87,500 Active 363-char remark

    Show marketing remark (363 chars)

    Fresh white paint throughout, , new bathroom with subway tiling and whole apartment with new vinyl planks. This is a roomy apartment, close to swimming pool. Kitchen has fridge and dishwasher included, as well as washer dryer. Bus stops in front and close to Whole Foods, Sprouts and restaurants as well as Dart station. Richardson schools and good access to 635.

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/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 (shaded) · 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: $13,477
• − Mortgage interest: −$4,901
• − Property taxes: −$2,282
• − Insurance: −$438
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − HOA: −$4,284
• − Depreciation: −$2,545
• Taxable loss: −$3,129
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $-1,112/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 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

1 event — show timeline

• 2026-02-13 Listed $87,500 Fizber.com

Property tax history

+8.8%/yr

Latest (2025): $2,282 · -0.2% YoY. Source: county tax records.