7107 Holly Hill Dr #209 · Dallas, TX 75231

$139,999

2 bd · 1.0 ba · 1,077 sqft · Condo · 95 Days on market

Built 1978 Good condition $450/mo HOA · 29% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and full of natural light, this 2-bedroom, 1-bath condo offers comfort and convenience in a quiet, gated community. Located on the second floor, the unit features soaring vaulted ceilings, large windows, and a private balcony—perfect for enjoying your morning coffee or evening breeze. The layout is open and functional, with spacious living and dining areas, two comfortable bedrooms, and plenty of storage. One covered parking space is included, along with ample guest parking for visitors.

Key facts

• Gated community
• Large windows
• Private balcony

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• SOARING VAULTED CEILINGS
• LARGE WINDOWS
• AMPLE GUEST PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (17.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $115k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Lee A Mcshan Jr El (math 33% / reading 32%, grade F, #2,234 of 4,322 statewide, top 52%, 567 students, 98% FRL); Sam Tasby Middle (math 27% / reading 21%, grade F, #1,301 of 1,662 statewide, top 79%, 709 students, 97% FRL); Emmett J Conrad H S (math 42% / reading 27%, grade F, #963 of 1,632 statewide, top 61%, 1,280 students, 98% FRL).
• Market conditions: Rents rising (+2.0%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 32% 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 95 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $114,976 (17.9% 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 95 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 1.13% ✓
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 7.4

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: -26.8%
• Equity multiple: 0.11×
• Total profit: $-35,031
• Equity at exit: $20,874

10-year hold

• IRR: -29.7%
• Equity multiple: -0.28×
• Total profit: $-50,023
• Equity at exit: $12,105

Cash invested: $39,200 (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: 214
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$450
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-173

Break-even live

Break-even rent $1,794

Max offer price $114,976

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-125	+0% $-173	+5% $-221	+10% $-270
Rent	-10% $-297	-5% $-235	+0% $-173	+5% $-111	+10% $-48
Rate	-1.0pp $-102	-0.5pp $-137	base $-173	+0.5pp $-209	+1.0pp $-246

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7107 Holly Hill Dr Unit 104 1 Dallas, TX	1.0	1.0	865	$1,350	$1.56	9d	1	0.03mi
5750 Phoenix Dr #51 Dallas, TX	1.0	1.0	817	$1,350	$1.65	16d	1	0.11mi
5829 Phoenix Dr Dallas, TX	2.0	2.0	1493	$1,650	$1.11	26d	1	0.19mi
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	45d	1	0.25mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	45d	1	0.29mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	12d	1	0.35mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	13d	1	0.35mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	45d	1	0.37mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,675	$1.94	3d	12	0.37mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	24d	1	0.37mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$1,417	$1.90	1d	28	0.37mi
7474 Fair Oaks Ave #7413 Dallas, TX	2.0	2.0	1100	$1,625	$1.48	45d	1	0.42mi
7474 Fair Oaks Ave Unit 7402 Dallas, TX	2.0	2.0	1229	$1,599	$1.30	26d	1	0.42mi
7474 Fair Oaks Ave Unit 7409 Dallas, TX	1.0	1.0	867	$1,199	$1.38	26d	1	0.42mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	45d	1	0.48mi
8116 Park Ln Dallas, TX	1.0	1.0	836	$2,100	$2.51	26d	1	0.48mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	24d	1	0.48mi
7510 Holly Hill Dr #132 Dallas, TX	2.0	2.5	1180	$2,500	$2.12	15d	1	0.49mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	45d	1	0.50mi
9606 Golf Lakes Trl Dallas, TX	2.0	2.0	1012	$1,700	$1.68	26d	1	0.50mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	24d	1	0.50mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	4d	14	0.51mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	992	$1,382	$1.39	1d	8	0.51mi
8560 Park Ln Unit 130 Dallas, TX	3.0	2.0	1310	$1,795	$1.37	45d	1	0.52mi
7525 Holly Hill Dr #58 Dallas, TX	2.0	2.0	1069	$1,450	$1.36	7d	1	0.53mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	26d	1	0.53mi
8560 Park Ln Dallas, TX	3.0	2.0	1310	$1,995	$1.52	45d	1	0.53mi
6121 Melody Ln Dallas, TX	2.0	2.0	871	$1,390	$1.60	5d	1	0.55mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	1d	20	0.56mi
7522 Holly Hill Dr #1 Dallas, TX	3.0	3.0	1448	$1,800	$1.24	26d	1	0.56mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$840	$1.26	4d	4	0.58mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	1d	39	0.64mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	45d	1	0.66mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	13d	3	0.73mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,395	$1.86	0d	4	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	26d	2	0.73mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,395	$1.86	0d	6	0.73mi
6808 Eastridge Dr Unit D3 Dallas, TX	1.0	1.5	1187	$1,600	$1.35	20d	1	0.73mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	20d	1	0.77mi
8750 Park Ln Unit 1546129P Dallas, TX	2.0	2.0	1248	$2,663	$2.13	9d	1	0.77mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-03
   days on market $139,999 Active 95 DOM
2. 2026-06-02
   days on market $139,999 Active 94 DOM
3. 2026-06-02
   days on market $139,999 Active 93 DOM
4. 2026-05-31
   days on market $139,999 Active 92 DOM
5. 2026-04-29
   price $1,350
6. 2026-04-05
   price $139,999 513-char remark

   Show marketing remark (513 chars)

   Move-in ready and full of natural light, this 2-bedroom, 1-bath condo offers comfort and convenience in a quiet, gated community. Located on the second floor, the unit features soaring vaulted ceilings, large windows, and a private balcony—perfect for enjoying your morning coffee or evening breeze. The layout is open and functional, with spacious living and dining areas, two comfortable bedrooms, and plenty of storage. One covered parking space is included, along with ample guest parking for visitors.

7. 2026-04-02
   price $1,475
8. 2026-02-25
   listed $150,000 Active 513-char remark

   Show marketing remark (513 chars)

   Move-in ready and full of natural light, this 2-bedroom, 1-bath condo offers comfort and convenience in a quiet, gated community. Located on the second floor, the unit features soaring vaulted ceilings, large windows, and a private balcony—perfect for enjoying your morning coffee or evening breeze. The layout is open and functional, with spacious living and dining areas, two comfortable bedrooms, and plenty of storage. One covered parking space is included, along with ample guest parking for visitors.

9. 2025-12-04
   price $1,550
10. 2025-10-08
    listed $1,650
11. 2023-09-16
    historical $1,650
12. 2023-08-23
    price $1,650
13. 2023-07-31
    listed $1,800
14. 2023-07-10
    soldstatus Closed 972-char remark

    Show marketing remark (972 chars)

    Introducing a fantastic opportunity for first-time buyers, downsizers, or investors seeking positive cash flow, it has it all! This property boasts numerous desirable features that are sure to capture your attention. One of the standout qualities of this property is its unbeatable location, location, location. Situated just minutes away from North Park Mall, Whole Foods, and Lower Greenville, you'll have a plethora of shopping, dining, and entertainment options at your fingertips. Additionally, the property offers easy access to highways, ensuring convenient travel to other parts of the city. The property's highlight is the balcony that overlooks a serene greenspace —a perfect spot to relax. Your own peaceful retreat where you can enjoy your morning coffee or unwind after a long day. Featuring 2 bedrooms and 1 bath, this home provides a cozy and comfortable living space. The kitchen showcases granite countertops, offering both style and functionality.

15. 2023-07-05
    status Pending 972-char remark

    Show marketing remark (972 chars)

    Introducing a fantastic opportunity for first-time buyers, downsizers, or investors seeking positive cash flow, it has it all! This property boasts numerous desirable features that are sure to capture your attention. One of the standout qualities of this property is its unbeatable location, location, location. Situated just minutes away from North Park Mall, Whole Foods, and Lower Greenville, you'll have a plethora of shopping, dining, and entertainment options at your fingertips. Additionally, the property offers easy access to highways, ensuring convenient travel to other parts of the city. The property's highlight is the balcony that overlooks a serene greenspace —a perfect spot to relax. Your own peaceful retreat where you can enjoy your morning coffee or unwind after a long day. Featuring 2 bedrooms and 1 bath, this home provides a cozy and comfortable living space. The kitchen showcases granite countertops, offering both style and functionality.

16. 2023-06-29
    historical Active Contingent 972-char remark

    Show marketing remark (972 chars)

    Introducing a fantastic opportunity for first-time buyers, downsizers, or investors seeking positive cash flow, it has it all! This property boasts numerous desirable features that are sure to capture your attention. One of the standout qualities of this property is its unbeatable location, location, location. Situated just minutes away from North Park Mall, Whole Foods, and Lower Greenville, you'll have a plethora of shopping, dining, and entertainment options at your fingertips. Additionally, the property offers easy access to highways, ensuring convenient travel to other parts of the city. The property's highlight is the balcony that overlooks a serene greenspace —a perfect spot to relax. Your own peaceful retreat where you can enjoy your morning coffee or unwind after a long day. Featuring 2 bedrooms and 1 bath, this home provides a cozy and comfortable living space. The kitchen showcases granite countertops, offering both style and functionality.

17. 2023-06-15
    listed $160,000 Active 972-char remark

    Show marketing remark (972 chars)

    Introducing a fantastic opportunity for first-time buyers, downsizers, or investors seeking positive cash flow, it has it all! This property boasts numerous desirable features that are sure to capture your attention. One of the standout qualities of this property is its unbeatable location, location, location. Situated just minutes away from North Park Mall, Whole Foods, and Lower Greenville, you'll have a plethora of shopping, dining, and entertainment options at your fingertips. Additionally, the property offers easy access to highways, ensuring convenient travel to other parts of the city. The property's highlight is the balcony that overlooks a serene greenspace —a perfect spot to relax. Your own peaceful retreat where you can enjoy your morning coffee or unwind after a long day. Featuring 2 bedrooms and 1 bath, this home provides a cozy and comfortable living space. The kitchen showcases granite countertops, offering both style and functionality.

ⓘ 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: $18,905
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − HOA: −$5,400
• − Depreciation: −$4,073
• Taxable loss: −$4,235
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $-1,059/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 · 7 photos

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 1-bath condo offers a good condition with ample natural light and modern fixtures. It's located in a quiet, gated community with easy access to shopping and dining. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase property value.
• Both Landscaping improvements — Enhances curb appeal and can increase property value.
• Both New ceiling fans — Freshens up the interior and can increase property value.
• Both Replace light fixtures — Modernizes the interior and can increase property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both New ceiling fans — Freshens up the interior and can increase property value. ↑
• Both Replace light fixtures — Modernizes the interior and can increase property value. ↑

ⓘ 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

-99.2% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $1,350 NTREIS
• 2026-04-05 Price Changed $139,999 NTREIS
• 2026-04-02 Price Changed $1,475 NTREIS
• 2026-02-25 Listed $150,000 NTREIS
• 2025-12-04 Price Changed $1,550 NTREIS
• 2025-10-08 Listed for Rent $1,650 NTREIS
• 2023-09-16 Rental Removed $1,650 NTREIS
• 2023-08-23 Price Changed $1,650 NTREIS
• 2023-07-31 Listed for Rent $1,800 NTREIS
• 2023-07-10 Sold (MLS) — NTREIS
• 2023-07-05 Pending — NTREIS
• 2023-06-29 Contingent — NTREIS
• 2023-06-15 Listed $160,000 NTREIS