611 Oriole Blvd #1301 · Duncanville, TX 75116

$174,000

3 bd · 2.5 ba · 1,088 sqft · SingleFamily · 150 Days on market

Built 1984 Good condition 7.52 ac lot $160/sqft · 27% below area Est $239k · 27% under $245/mo HOA · 15% of rent ↓ 3% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 611 Oriole Blvd #1301, this beautifully updated 3-bedroom, 2.5-bathroom residence offers a seamless blend of contemporary style and functional design. Upon entry, you are greeted by an entertainer’s floor plan bathed in natural light, featuring elegant vinyl wood flooring and an expansive, open-concept living area. The gourmet kitchen serves as the heart of the home, thoughtfully appointed with sleek granite countertops, an electric cooktop, and a wealth of cabinetry. Designed for a sophisticated, low-maintenance lifestyle, the $245 monthly HOA fee ensures the ease of condo living without sacrificing the spacious feel of a traditional home. The thoughtful layout prioritizes tranquility and privacy, featuring a coveted primary suite conveniently located on the main level. This retreat boasts an en-suite bathroom and direct access to a private patio, offering a secluded corner to enjoy the view. The second story houses two additional guest bedrooms and a full bath, providing an ideal separation of space for family, guests, or a home office. Outdoor living is equally inviting, with a private fenced backyard that serves as a perfect sanctuary for a small pet or intimate alfresco dining, rare for condo living in such a central location. Positioned perfectly at the crossroads of I-20 and Camp Wisdom, this address offers unparalleled connectivity to the best of North Texas. Residents enjoy a swift commute to Dallas, Arlington, and Fort Worth via I-35E and Hwy 67, while remaining minutes away from local parks, vibrant shopping, and the highly-regarded Duncanville ISD. Offered AS-IS with pricing that reflects the need for minor cosmetic updates, this property presents a stellar opportunity for a savvy homeowner or investor to infuse their personal style and capture immediate equity. Experience the perfect balance of affordability and prime location in this Duncanville gem.

Key facts

• Expansive layout
• Gourmet kitchen
• Private patio

Tags

• GOURMET KITCHEN
• PRIVATE PATIO
• PRIVATE FENCED BACKYARD
• OPEN-CONCEPT LIVING AREA
• EXPANSIVE LAYOUT
• CONTEMPORARY STYLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.0% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 3.6% in Duncanville — 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 74/100 on livability (#164 in TX, #4,372 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, employment C-, schools D+.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of loan paydown is wiped out by about $5k 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 150 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,120 (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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 8.7

CMA / ARV

• ARV (median comp): $238,643
• List price: $174,000
• Delta: -27.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
666 Lazy River Dr	0.19mi	3/2.0	1,119 (+3%)	12mo	$265,000	$237	75
215 N Merrill Ave	0.52mi	3/1.0	1,070 (-2%)	2mo	$199,000	$186	65
415 Walnut St	0.58mi	3/1.0	1,092 (+0%)	2mo	$229,700	$210	65
607 Calder Ave	0.28mi	3/1.5	1,052 (-3%)	17mo	$235,000	$223	64
614 Power Dr	0.32mi	3/2.0	1,021 (-6%)	11mo	$259,900	$255	64
346 E Davis Cir	0.45mi	3/2.0	1,162 (+7%)	6mo	$275,000	$237	61
411 Thrush Ave	0.42mi	3/1.0	1,029 (-5%)	15mo	$215,000	$209	53
1111 Oriole Blvd	0.55mi	3/1.0	1,029 (-5%)	8mo	$220,000	$214	52
1310 Winding Trl	0.74mi	3/1.0	1,032 (-5%)	10mo	$235,000	$228	42
231 W Orange St	0.71mi	3/1.0	1,007 (-7%)	8mo	$149,900	$149	42
524 Cripple Creek Dr	0.73mi	3/1.5	1,027 (-6%)	14mo	$225,000	$219	41
520 Cripple Creek Dr	0.73mi	3/1.0	1,029 (-5%)	14mo	$225,000	$219	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-36,166
• Equity at exit: $25,944

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-41,267
• Equity at exit: $15,044

Cash invested: $48,720 (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 75116

• Active inventory: 76
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$245
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-128

Break-even live

Break-even rent $1,832

Max offer price $155,493

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-68	+0% $-128	+5% $-188	+10% $-248
Rent	-10% $-260	-5% $-194	+0% $-128	+5% $-62	+10% $4
Rate	-1.0pp $-40	-0.5pp $-84	base $-128	+0.5pp $-173	+1.0pp $-219

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Oriole Blvd #2301 Duncanville, TX	3.0	2.0	1208	$1,950	$1.61	24d	1	0.02mi
800 N Merrill Ave Duncanville, TX	1.0–3.0	1.0–2.0	819	$1,699	$2.07	45d	28	0.22mi
715 Hustead St Duncanville, TX	1.0–2.0	1.0–2.0	828	$1,472	$1.78	3d	4	0.34mi
314 Shorewood Dr Duncanville, TX	3.0	2.0	1102	$1,875	$1.70	7d	1	0.36mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	26d	1	0.40mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	45d	1	0.40mi
417 Duncanville Rd Duncanville, TX	3.0	2.0	1204	$1,480	$1.23	5d	1	0.40mi
605 N Alexander Ave Duncanville, TX	1.0–3.0	1.0–2.0	900	$1,340	$1.49	0d	22	0.41mi
718 Skyline Dr Unit 726 Skyline Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.51mi
539 Golden Meadows Ln Duncanville, TX	3.0	2.0	1047	$1,775	$1.70	24d	1	0.52mi
726 Skyline Dr Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.53mi
800 Link Dr Duncanville, TX	1.0–2.0	1.0–2.0	853	$1,570	$1.84	0d	59	0.75mi
7575 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	883	$1,799	$2.04	0d	24	0.89mi
4060 Preferred Pl Unit 1132 Dallas, TX	2.0	2.0	945	$1,300	$1.38	45d	1	0.91mi
4011 Preferred Pl Dallas, TX	3.0	2.5	1307	$1,900	$1.45	45d	1	0.96mi
333 Fouts Ave Unit 333 Fouts Duncanville, TX	3.0	2.0	980	$1,595	$1.63	45d	1	0.96mi
3900 Investor Dr Dallas, TX	1.0–3.0	1.0–2.0	850	$1,750	$2.06	1d	25	1.01mi
323 Royal Ave Duncanville, TX	4.0	2.0	1264	$1,995	$1.58	6d	1	1.04mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	45d	1	1.11mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	26d	1	1.11mi
7202 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	926	$2,000	$2.16	3d	11	1.24mi
7905 Marvin D Love Fwy Dallas, TX	1.0–2.0	1.0–2.0	755	$1,375	$1.82	26d	1	1.27mi
919 Southloop Dr Duncanville, TX	3.0	1.5	1113	$1,550	$1.39	45d	1	1.30mi
603 W Center St Duncanville, TX	1.0–3.0	1.0–3.0	980	$1,900	$1.94	3d	9	1.31mi
1019 S Alexander Ave Duncanville, TX	3.0	2.0	1156	$1,695	$1.47	45d	1	1.32mi
628 Taylor Ct Duncanville, TX	3.0	2.0	1500	$1,895	$1.26	6d	1	1.34mi
1019 S Main St Duncanville, TX	2.0	1.5	885	$1,425	$1.61	45d	1	1.34mi
6416 Wanklyn St Dallas, TX	3.0	2.0	1337	$1,795	$1.34	45d	1	1.37mi
907 Fairbanks Cir Duncanville, TX	3.0	2.0	1017	$1,891	$1.86	8d	1	1.41mi
920 Fairbanks Cir Duncanville, TX	2.0	2.0	1196	$1,905	$1.59	45d	1	1.44mi
5110 Ranchero Ln Unit A Dallas, TX	3.0	1.0	1024	$1,900	$1.86	45d	1	1.44mi
7878 Marvin D Love Fwy Dallas, TX	2.0	1.0–2.0	662	$1,714	$2.59	1d	19	1.50mi

HOA detail

• Monthly dues: $245 · $2,940/yr
• Likely covers: electric

Listing history 10 events

1. 2026-06-09
   days on market $174,000 Active 150 DOM
2. 2026-06-08
   days on market $174,000 Active 149 DOM
3. 2026-06-07
   days on market $174,000 Active 148 DOM
4. 2026-06-04
   days on market $174,000 Active 145 DOM
5. 2026-06-03
   days on market $174,000 Active 144 DOM
6. 2026-06-02
   days on market $174,000 Active 143 DOM
7. 2026-06-01
   days on market $174,000 Active 142 DOM
8. 2026-05-31
   days on market $174,000 Active 141 DOM
9. 2026-03-10
   price $174,000 1919-char remark

   Show marketing remark (1919 chars)

   Nestled at 611 Oriole Blvd #1301, this beautifully updated 3-bedroom, 2.5-bathroom residence offers a seamless blend of contemporary style and functional design. Upon entry, you are greeted by an entertainer’s floor plan bathed in natural light, featuring elegant vinyl wood flooring and an expansive, open-concept living area. The gourmet kitchen serves as the heart of the home, thoughtfully appointed with sleek granite countertops, an electric cooktop, and a wealth of cabinetry. Designed for a sophisticated, low-maintenance lifestyle, the $245 monthly HOA fee ensures the ease of condo living without sacrificing the spacious feel of a traditional home. The thoughtful layout prioritizes tranquility and privacy, featuring a coveted primary suite conveniently located on the main level. This retreat boasts an en-suite bathroom and direct access to a private patio, offering a secluded corner to enjoy the view. The second story houses two additional guest bedrooms and a full bath, providing an ideal separation of space for family, guests, or a home office. Outdoor living is equally inviting, with a private fenced backyard that serves as a perfect sanctuary for a small pet or intimate alfresco dining, rare for condo living in such a central location. Positioned perfectly at the crossroads of I-20 and Camp Wisdom, this address offers unparalleled connectivity to the best of North Texas. Residents enjoy a swift commute to Dallas, Arlington, and Fort Worth via I-35E and Hwy 67, while remaining minutes away from local parks, vibrant shopping, and the highly-regarded Duncanville ISD. Offered AS-IS with pricing that reflects the need for minor cosmetic updates, this property presents a stellar opportunity for a savvy homeowner or investor to infuse their personal style and capture immediate equity. Experience the perfect balance of affordability and prime location in this Duncanville gem.

10. 2026-01-10
    listed $179,000 Active 1919-char remark

    Show marketing remark (1919 chars)

    Nestled at 611 Oriole Blvd #1301, this beautifully updated 3-bedroom, 2.5-bathroom residence offers a seamless blend of contemporary style and functional design. Upon entry, you are greeted by an entertainer’s floor plan bathed in natural light, featuring elegant vinyl wood flooring and an expansive, open-concept living area. The gourmet kitchen serves as the heart of the home, thoughtfully appointed with sleek granite countertops, an electric cooktop, and a wealth of cabinetry. Designed for a sophisticated, low-maintenance lifestyle, the $245 monthly HOA fee ensures the ease of condo living without sacrificing the spacious feel of a traditional home. The thoughtful layout prioritizes tranquility and privacy, featuring a coveted primary suite conveniently located on the main level. This retreat boasts an en-suite bathroom and direct access to a private patio, offering a secluded corner to enjoy the view. The second story houses two additional guest bedrooms and a full bath, providing an ideal separation of space for family, guests, or a home office. Outdoor living is equally inviting, with a private fenced backyard that serves as a perfect sanctuary for a small pet or intimate alfresco dining, rare for condo living in such a central location. Positioned perfectly at the crossroads of I-20 and Camp Wisdom, this address offers unparalleled connectivity to the best of North Texas. Residents enjoy a swift commute to Dallas, Arlington, and Fort Worth via I-35E and Hwy 67, while remaining minutes away from local parks, vibrant shopping, and the highly-regarded Duncanville ISD. Offered AS-IS with pricing that reflects the need for minor cosmetic updates, this property presents a stellar opportunity for a savvy homeowner or investor to infuse their personal style and capture immediate equity. Experience the perfect balance of affordability and prime location in this Duncanville gem.

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

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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,044
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$2,940
• − Depreciation: −$5,062
• Taxable loss: −$4,391
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $-481/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

Good 75/100 Cosmetic rehab

This well-maintained, updated 3-bedroom, 2.5-bathroom home offers a seamless blend of contemporary style and functional design, with minimal repairs and maintenance needed.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace countertops — Granite countertops are durable and timeless, increasing resale value.
• Resale Replace flooring — Vinyl wood flooring is durable but can be replaced with more modern materials to increase resale value.
• Resale Replace cabinetry — Updating cabinetry with modern styles can significantly increase the home's resale value.
• Resale Replace appliances — Upgrading to newer, more energy-efficient appliances can increase the home's resale value.
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value.
• Both HVAC system upgrade — Upgrading the HVAC system can improve energy efficiency and comfort, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops — Granite countertops are durable and timeless, increasing resale value. ↑
• Resale Replace flooring — Vinyl wood flooring is durable but can be replaced with more modern materials to increase resale value. ↑
• Resale Replace cabinetry — Updating cabinetry with modern styles can significantly increase the home's resale value. ↑
• Resale Replace appliances — Upgrading to newer, more energy-efficient appliances can increase the home's resale value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value. ↑
• Both HVAC system upgrade — Upgrading the HVAC system can improve energy efficiency and comfort, increasing both resale and rental 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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Duncanville

• Score: 74/100
• State rank: #164
• US rank: #4372

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncanville, TX
• County: Dallas County · 2,612,404 people
• City population: 39,683
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,954
• Household income: $67,390
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Black 24% White 21% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Indo-European 1%

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: ▼ -201.45%
• Current HPI: 358.5426
• Rent YoY: —
• 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

-2.8% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $174,000 NTREIS
• 2026-01-10 Listed $179,000 NTREIS