8560 Park Ln Unit 229 / 46 · Dallas, TX 75231

$139,990

3 bd · 2.0 ba · 1,310 sqft · Condo · 52 Days on market

Built 1974 Average condition $107/sqft · 23% below area Est $183k · 23% under $264/mo HOA · 14% of rent ↓ 13% since listing

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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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Welcome to the gated community of Park Lane Place. This second floor 3 bed, 2 bath condo has a long-term tenant who is currently under lease until March 2027. The unit has and open floor plan with plenty of natural light in every room! The primary bedroom has a walk in closet and full ensuite bathroom. The additional bedrooms can be used as an office or guest rooms. There is a gorgeous corner built-in wood burning fireplace in the living room with french doors leading out to a large private balcony area that extends to a secondary patio door in the eat in dining area. The entrance has a small private fenced in front patio. Come see check out this condo with an existing ten

Key facts

• Gated community
• Open floor plan
• Private balcony

Tags

• GATED COMMUNITY
• OPEN FLOOR PLAN
• WALK IN CLOSET
• WOOD BURNING FIREPLACE
• PRIVATE BALCONY
• FENCED IN FRONT PATIO

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional; No second mortgage reported
• HOA & community: Mandatory association; Monthly HOA fee of $264; HOA covers grounds maintenance and management fees; HOA managed by SNL Associates, Inc.

Exterior

• Parking: Assigned parking; Detached carport; 1 covered space; 1 carport space
• Utilities: City water; City sewer; Cable available
• Home design: Residential condominium; Attached property; 2-story building (this unit is on floor 1); Building D; Built in 1974; Preowned condition
• Construction: Brick and stucco construction; Slab foundation
• Exterior features: Balcony; Condominium lot setting

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on first floor); Primary bedroom on first floor
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central heating; Electric heating; Fireplace(s) contributing to heating
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total rooms: 6; One-level layout
• Laundry & utility: Washer/dryer hookup (appliance specifics not listed)

🏷️ Possibly a rental listed for sale. The $139,990 price doesn't fit this home's estimated sale value (~$182,776) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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 12d 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 38% 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 $968 of loan paydown is wiped out by about $4k 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 52 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

• ARV (median comp): $182,776
• List price: $139,990
• Delta: -23.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,844
• Equity at exit: $20,873

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,261
• Equity at exit: $12,104

Cash invested: $39,197 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$264
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $229

Break-even live

Break-even rent $1,559

Max offer price $139,990

Occupancy floor 83%

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8560 Park Ln Dallas, TX	3.0	2.0	1310	$1,995	$1.52	43d	1	0.02mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	24d	1	0.02mi
8560 Park Ln Unit 130 Dallas, TX	3.0	2.0	1310	$1,795	$1.37	43d	1	0.05mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	2d	14	0.16mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	1d	41	0.19mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	22d	1	0.21mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1732	$2,100	$1.21	24d	1	0.29mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1743	$2,050	$1.18	43d	2	0.29mi
8750 Park Ln Unit 1546129P Dallas, TX	2.0	2.0	1248	$2,663	$2.13	7d	1	0.30mi
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	43d	1	0.30mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	11d	3	0.32mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,362	$1.82	3d	4	0.32mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$1,405	$1.87	12d	4	0.32mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	24d	2	0.32mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$1,382	$1.49	2d	9	0.33mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,657	$2.58	3d	56	0.38mi
5829 Phoenix Dr Dallas, TX	2.0	2.0	1493	$1,650	$1.11	24d	1	0.47mi
7474 Fair Oaks Ave Unit 7402 Dallas, TX	2.0	2.0	1229	$1,599	$1.30	24d	1	0.48mi
7474 Fair Oaks Ave #7413 Dallas, TX	2.0	2.0	1100	$1,625	$1.48	43d	1	0.48mi
6211 E Northwest Hwy Unit 500 Dallas, TX	2.0	2.0	1129	$3,300	$2.92	2d	1	0.54mi
6211 Northwest Hwy Unit 400 Dallas, TX	2.0	2.0	1132	$3,000	$2.65	18d	1	0.54mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$840	$1.26	2d	4	0.57mi
8611 Southwestern Blvd Unit 8634 Dallas, TX	2.0	2.0	899	$1,872	$2.08	3d	1	0.65mi
8611 Southwestern Blvd Unit 8668 Dallas, TX	2.0	2.0	899	$1,609	$1.79	14d	1	0.65mi
7510 Holly Hill Dr #132 Dallas, TX	2.0	2.5	1180	$2,500	$2.12	14d	1	0.66mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	43d	1	0.72mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	22d	1	0.72mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$1,417	$1.90	1d	27	0.73mi
8705 Southwestern Blvd Unit 8738 Dallas, TX	3.0	2.0	1286	$2,911	$2.26	3d	1	0.73mi
8705 Southwestern Blvd Unit 8742 Dallas, TX	2.0	2.0	1045	$2,059	$1.97	3d	1	0.73mi
7522 Holly Hill Dr #1 Dallas, TX	3.0	3.0	1448	$1,800	$1.24	24d	1	0.75mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,470	$2.18	2d	32	0.75mi
7525 Holly Hill Dr #58 Dallas, TX	2.0	2.0	1069	$1,450	$1.36	5d	1	0.76mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	2d	22	0.77mi
8612 Southwestern Blvd Unit 8649 Dallas, TX	2.0	2.0	899	$1,999	$2.22	3d	1	0.81mi
8616 Southwestern Blvd Dallas, TX	2.0	2.0	1268	$3,380	$2.67	24d	1	0.81mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$5,478	$6.73	1d	1	0.83mi
7023 Kingsbury Dr Dallas, TX	2.0	2.0	1276	$2,500	$1.96	7d	1	0.85mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,675	$1.94	2d	12	0.90mi
8910 Southwestern Blvd Dallas, TX	1.0–3.0	1.0–2.0	974	$2,457	$2.52	2d	30	0.91mi

HOA detail condo

• Monthly dues: $264 · $3,168/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $139,990 Active 52 DOM
2. 2026-06-17
   days on market $139,990 Active 51 DOM
3. 2026-06-16
   days on market $139,990 Active 50 DOM
4. 2026-06-15
   days on market $139,990 Active 49 DOM
5. 2026-06-13
   pricedays on market $139,990 Active 47 DOM
6. 2026-06-09
   days on market $149,990 Active 43 DOM
7. 2026-06-08
   days on market $149,990 Active 42 DOM
8. 2026-06-07
   days on market $149,990 Active 41 DOM
9. 2026-06-04
   days on market $149,990 Active 38 DOM
10. 2026-06-03
    days on market $149,990 Active 37 DOM
11. 2026-06-02
    days on market $149,990 Active 36 DOM
12. 2026-06-01
    days on market $149,990 Active 35 DOM
13. 2026-05-31
    days on market $149,990 Active 34 DOM
14. 2026-05-08
    price $149,990 916-char remark
15. 2026-04-23
    listed $159,990 Active 916-char remark

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

Taxation est. · year 1

• Rental income: $22,179
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$3,168
• − Depreciation: −$4,072
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,564/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

Average 55/100 Cosmetic rehab

This second-floor condo has an average condition with some minor repairs and maintenance needed. Painting and exterior repairs, along with landscaping, would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Brick exterior — Weathered appearance
• Minor Paint — Slightly worn appearance

Value-add opportunities

• Both Painting and exterior repairs — Improves curb appeal and interior appearance.
• Both Landscaping — Enhances curb appeal and creates a more inviting environment.
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick exterior · Weathered appearance	Minor	$500–3,000
Paint · Slightly worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and exterior repairs — Improves curb appeal and interior appearance. ↑
• Both Landscaping — Enhances curb appeal and creates a more inviting environment. ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.5% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $139,990 NTREIS
• 2026-05-08 Price Changed $149,990 NTREIS
• 2026-04-23 Listed $159,990 NTREIS