11150 Valleydale Dr Unit D · Dallas, TX 75230

$116,000

2 bd · 2.0 ba · 1,156 sqft · Condo public records · 90 Days on market

Built 1961 $100/sqft · 31% below area Est $168k · 31% under $754/mo HOA · 41% 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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +5.4/30.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 2-bath condo offers 1,100+ sqft of comfortable living space within a quiet, well-maintained community. Built in 1961, the property blends classic character with thoughtful updates and functional design. The unit overlooks lush, tree-lined grounds and a beautifully maintained community pool, creating a peaceful and private living environment. Inside, the home features a spacious layout with large rooms, abundant storage, and built-in features, ideal for both owner-occupants and investors. HOA includes water, sewer, exterior insurance, landscaping & grounds and Community amenities.

Key facts

• Tree-lined grounds
• Community pool
• Thoughtful updates

Tags

• COMMUNITY POOL
• TREE-LINED GROUNDS
• THOUGHTFUL UPDATES
• BUILT-IN FEATURES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (38.1% below list).
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $72k (38.1% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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: Arthur Kramer El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 454 students, 68% FRL); Benjamin Franklin International Exploratory Acad (math 26% / reading 32%, grade F, #1,103 of 1,662 statewide, top 67%, 878 students, 86% FRL); Hillcrest H S (math 28% / reading 44%, grade F, #930 of 1,632 statewide, top 57%, 1,610 students, 74% FRL).
• Market conditions: Rents rising (+2.6%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $802 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 90 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $24k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 41% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,767 (38.1% 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 90 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.59% ✓
• Cap rate: 3.68%
• Cash-on-cash: -9.35%
• DSCR: 0.58
• GRM: 5.2

CMA / ARV

• ARV (median comp): $168,195
• List price: $116,000
• Delta: -31.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.08×
• Total profit: $-35,064
• Equity at exit: $17,296

10-year hold

• IRR: -41.6%
• Equity multiple: -0.60×
• Total profit: $-51,911
• Equity at exit: $10,030

Cash invested: $32,480 (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 75230

• Rents YoY: 2.6%
• Active inventory: 291
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$608
• Tax from tax record: −$299 /mo · $3,588/yr
• Insurance: −$48
• HOA: −$754
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-253

Break-even live

Break-even rent $2,164

Max offer price $71,767

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-220	+0% $-253	+5% $-286	+10% $-319
Rent	-10% $-399	-5% $-326	+0% $-253	+5% $-180	+10% $-107
Rate	-1.0pp $-195	-0.5pp $-223	base $-253	+0.5pp $-283	+1.0pp $-314

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11108 Valleydale Dr Unit B Dallas, TX	2.0	2.0	1111	$1,850	$1.67	46d	1	0.03mi
11108 Valleydale Dr Dallas, TX	2.0	2.0	1111	$2,500	$2.25	45d	1	0.03mi
7931 Royal Ln #215 Dallas, TX	2.0	2.0	1100	$1,750	$1.59	13d	1	0.13mi
11316 Park Central Pl Unit C Dallas, TX	2.0	2.0	1137	$1,750	$1.54	6d	1	0.14mi
7935 Royal Ln #217 Dallas, TX	2.0	2.0	1100	$1,750	$1.59	5d	1	0.14mi
7937 Royal Ln #223 Dallas, TX	2.0	2.0	965	$1,750	$1.81	13d	1	0.14mi
7929 Royal Ln #121 Dallas, TX	2.0	2.0	992	$1,750	$1.76	13d	1	0.15mi
7918 Royal Ln #212 Dallas, TX	2.0	2.0	1110	$1,800	$1.62	15d	1	0.19mi
7812 Royal Ln Unit 210 Dallas, TX	3.0	2.0	1383	$2,100	$1.52	9d	1	0.22mi
10951 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	678	$1,350	$1.99	5d	18	0.25mi
10843 N Central Expy Dallas, TX	2.0	1.0–2.0	694	$1,615	$2.33	0d	53	0.40mi
10830 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	815	$1,595	$1.96	0d	45	0.46mi
10824 Stone Canyon Rd Dallas, TX	2.0	2.0	935	$1,580	$1.69	45d	1	0.47mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,850	$1.88	0d	2	0.53mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,950	$1.98	45d	2	0.53mi
8169 Midtown Blvd Dallas, TX	2.0	1.0–2.0	924	$2,120	$2.29	0d	40	0.54mi
10651 Steppington Dr Dallas, TX	2.0	1.0–2.0	735	$1,505	$2.05	0d	38	0.54mi
10702 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	933	$1,590	$1.70	5d	10	0.57mi
7933 Forest Ln Dallas, TX	2.0	2.0	1194	$1,773	$1.48	22d	1	0.59mi
7933 Forest Ln Dallas, TX	2.0	2.0	1194	$1,773	$1.48	0d	1	0.59mi
10640 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	724	$1,295	$1.79	0d	26	0.59mi
10602 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	724	$1,520	$2.10	4d	20	0.62mi
8031 Forest Ln Dallas, TX	2.0	2.0	1103	$1,765	$1.60	21d	1	0.62mi
8031 Forest Ln Dallas, TX	2.0	2.0	1103	$1,765	$1.60	45d	1	0.62mi
8031 Forest Ln Dallas, TX	1.0	1.0	739	$1,463	$1.98	26d	1	0.62mi
8196 Manderville Ln Dallas, TX	2.0	2.0	1055	$2,297	$2.18	26d	1	0.66mi
7927 Forest Ln Dallas, TX	3.0	1.0–3.0	1095	$2,063	$1.88	0d	42	0.67mi
7927 Forest Ln Unit 3227 Dallas, TX	1.0	1.0	745	$1,255	$1.68	45d	1	0.67mi
10501 Steppington Dr Dallas, TX	1.0	1.0	626	$1,158	$1.85	21d	15	0.68mi
10590 Stone Canyon Rd Dallas, TX	2.0	2.0	1111	$1,560	$1.40	26d	1	0.69mi
10588 Stone Canyon Rd Dallas, TX	2.0	1.0–2.0	783	$1,614	$2.06	1d	44	0.69mi
8025 Forest Ln Dallas, TX	2.0	1.0–2.5	1035	$2,128	$2.06	1d	23	0.71mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,053	$3.29	0d	82	0.71mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,227	$3.47	18d	90	0.71mi
7879 Riverfall Dr Dallas, TX	1.0–2.0	1.0–2.0	678	$1,444	$2.13	0d	32	0.72mi
8122 Midtown Blvd Unit 1335743P Dallas, TX	1.0	1.0	753	$2,996	$3.98	4d	1	0.73mi
7520 Highmont St #29 Dallas, TX	2.0	2.0	1210	$2,000	$1.65	22d	1	0.73mi
10570 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	646	$1,464	$2.27	1d	25	0.75mi
10570 Stone Canyon Rd Unit 354 Dallas, TX	1.0	1.0	820	$1,122	$1.37	45d	1	0.75mi
10594 High Hollows Dr #290 Dallas, TX	2.0	1.0	851	$1,495	$1.76	26d	1	0.77mi

HOA detail condo

• Monthly dues: $754 · $9,048/yr
• Likely covers: watersewerlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $116,000 Active 90 DOM
2. 2026-06-18
   days on market $116,000 Active 87 DOM
3. 2026-06-17
   days on market $116,000 Active 86 DOM
4. 2026-06-16
   days on market $116,000 Active 85 DOM
5. 2026-06-15
   days on market $116,000 Active 84 DOM
6. 2026-06-13
   days on market $116,000 Active 82 DOM
7. 2026-06-09
   days on market $116,000 Active 78 DOM
8. 2026-06-08
   days on market $116,000 Active 77 DOM
9. 2026-06-07
   days on market $116,000 Active 76 DOM
10. 2026-06-04
    days on market $116,000 Active 73 DOM
11. 2026-06-03
    days on market $116,000 Active 72 DOM
12. 2026-06-02
    days on market $116,000 Active 71 DOM
13. 2026-06-02
    price $116,000 Active 70 DOM
14. 2026-06-01
    days on market $126,000 Active 70 DOM
15. 2026-05-31
    days on market $126,000 Active 69 DOM
16. 2026-05-08
    price $126,000 615-char remark

    Show marketing remark (615 chars)

    This charming 2-bedroom, 2-bath condo offers 1,100+ sqft of comfortable living space within a quiet, well-maintained community. Built in 1961, the property blends classic character with thoughtful updates and functional design. The unit overlooks lush, tree-lined grounds and a beautifully maintained community pool, creating a peaceful and private living environment. Inside, the home features a spacious layout with large rooms, abundant storage, and built-in features, ideal for both owner-occupants and investors. HOA includes water, sewer, exterior insurance, landscaping & grounds and Community amenities.

17. 2026-03-19
    listed $139,900 Active 615-char remark

    Show marketing remark (615 chars)

    This charming 2-bedroom, 2-bath condo offers 1,100+ sqft of comfortable living space within a quiet, well-maintained community. Built in 1961, the property blends classic character with thoughtful updates and functional design. The unit overlooks lush, tree-lined grounds and a beautifully maintained community pool, creating a peaceful and private living environment. Inside, the home features a spacious layout with large rooms, abundant storage, and built-in features, ideal for both owner-occupants and investors. HOA includes water, sewer, exterior insurance, landscaping & grounds and Community amenities.

18. 2017-10-03
    soldstatus
19. 2017-10-02
    soldstatus Sold 509-char remark

    Show marketing remark (509 chars)

    Second-floor 2 BR home overlooks lushly treed, manicured grounds with beautiful community pool. Spacious floor plan with large rooms, abundant storage, & built-ins. Improvements since 2014 include full bamboo floors, new carpet & paint, replacement of HVAC, plantation shutters, & bathroom & kitchen upgrades. Easy access to Medical City, JCC facilities, & exceptional shopping. Refrigerator, washer, and dryer remain. HOA Dues include water, sewer, trash, & blanket insurance.

20. 2017-09-16
    historical Active Option Contract 509-char remark

    Show marketing remark (509 chars)

    Second-floor 2 BR home overlooks lushly treed, manicured grounds with beautiful community pool. Spacious floor plan with large rooms, abundant storage, & built-ins. Improvements since 2014 include full bamboo floors, new carpet & paint, replacement of HVAC, plantation shutters, & bathroom & kitchen upgrades. Easy access to Medical City, JCC facilities, & exceptional shopping. Refrigerator, washer, and dryer remain. HOA Dues include water, sewer, trash, & blanket insurance.

21. 2017-09-07
    listed $124,500 Active 509-char remark

    Show marketing remark (509 chars)

    Second-floor 2 BR home overlooks lushly treed, manicured grounds with beautiful community pool. Spacious floor plan with large rooms, abundant storage, & built-ins. Improvements since 2014 include full bamboo floors, new carpet & paint, replacement of HVAC, plantation shutters, & bathroom & kitchen upgrades. Easy access to Medical City, JCC facilities, & exceptional shopping. Refrigerator, washer, and dryer remain. HOA Dues include water, sewer, trash, & blanket insurance.

22. 2014-04-29
    soldstatus
23. 2014-04-15
    soldstatus Closed
24. 2014-04-01
    historical Active Option Contract
25. 2014-03-26
    listed $59,900 Active
26. 1989-09-19
    soldstatus

ⓘ 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: $3,588 · $299/mo
• Projected year-2 tax: $3,588 · $299/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $22,127
• − Mortgage interest: −$6,498
• − Property taxes: −$3,588
• − Insurance: −$580
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$9,048
• − Depreciation: −$3,375
• Taxable loss: −$4,502
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $-1,955/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): 27,763
• Household income: $110,956
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1333.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -595.21%
• Current HPI: 329.7118
• Rent YoY: ▲ 2.60%
• 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

+110.4% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $126,000 NTREIS
• 2026-03-19 Listed $139,900 NTREIS
• 2017-10-03 Sold (Public Records) — Public Records
• 2017-10-02 Sold (MLS) — NTREIS
• 2017-09-16 Contingent — NTREIS
• 2017-09-07 Listed $124,500 NTREIS
• 2014-04-29 Sold (Public Records) — Public Records
• 2014-04-15 Sold (MLS) — NTREIS
• 2014-04-01 Contingent — NTREIS
• 2014-03-26 Listed $59,900 NTREIS
• 1989-09-19 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,588 · -18.0% YoY. Source: county tax records.