2312 Balsam Dr Unit A303 · Arlington, TX 76006

$89,000

1 bd · 1.0 ba · 486 sqft · Condo public records · 80 Days on market

Built 1980 $183/sqft · 16% below area Est $106k · 16% under $20/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +17.8/30.0
• ARV discount +14.9/15.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT FOR COLLEGE STUDENTS ATTENDING UTA!Welcome to this charming 1-bedroom, 1-bath condominium ideally located in the heart of Arlington at 2312 Balsam Drive, Unit A303. This well-maintained unit offers a comfortable and functional layout, perfect for first-time buyers or down sizer. Enjoy the convenience of being just minutes from premier entertainment destinations, including AT&T Stadium, Globe Life Field, and Six Flags Over Texas, along with a variety of dining, shopping, and year-round events. The unit features a spacious living area, a cozy bedroom retreat, and easy, low-maintenance living within a well-established community. Whether you’re looking for a personal residence, and a private small balcony—perfect for enjoying your morning coffee or unwinding in the evening. Designed for comfortable, low maintenance, this condo offers exceptional location. Residents benefit from a well-managed HOA that provides a range of amenities designed for ease and enjoyment, including a community swimming pool, landscaped grounds, exterior building maintenance, and common area upkeep for a added peace of mind. Offered with select furnishings, including a new bed, TV, fold out couch and a few dishes , making it a great move in ready opportunity for a primary tesidence, weekend getaway or an investment property.

Key facts

• $20 HOA
• Community pool
• Built 1980

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $73 ($874/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.7% in Arlington — 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 78/100 on livability (#75 in TX, #2,697 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F, commute F.
• Arlington ISD (urban): math 24% / reading 34% proficiency, ranked #629 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.0%/yr); 92 active listings in the ZIP; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask is 8800% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $89k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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. 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.
10. 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.
11. 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: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (median comp): $106,375
• List price: $89,000
• Delta: -16.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.49×
• Total profit: $-12,647
• Equity at exit: $13,270

10-year hold

• IRR: -13.1%
• Equity multiple: 0.35×
• Total profit: $-16,084
• Equity at exit: $7,695

Cash invested: $24,920 (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 76006

• Home prices YoY: -32.5%
• Rents YoY: -2.0%
• Active inventory: 92
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$37
• HOA: −$20
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $73

Break-even live

Break-even rent $911

Max offer price $89,000

Occupancy floor 88%

Sensitivity live

Price	-10% $123	-5% $98	+0% $73	+5% $48	+10% $22
Rent	-10% $-6	-5% $33	+0% $73	+5% $112	+10% $152
Rate	-1.0pp $118	-0.5pp $95	base $73	+0.5pp $50	+1.0pp $26

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $20 · $240/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $89,000 Active 80 DOM
2. 2026-06-18
   days on market $89,000 Active 77 DOM
3. 2026-06-17
   days on market $89,000 Active 76 DOM
4. 2026-06-16
   days on market $89,000 Active 75 DOM
5. 2026-06-15
   days on market $89,000 Active 74 DOM
6. 2026-06-13
   days on market $89,000 Active 72 DOM
7. 2026-06-09
   days on market $89,000 Active 68 DOM
8. 2026-06-08
   days on market $89,000 Active 67 DOM
9. 2026-06-07
   days on market $89,000 Active 66 DOM
10. 2026-06-04
    days on market $89,000 Active 63 DOM
11. 2026-06-03
    days on market $89,000 Active 62 DOM
12. 2026-06-02
    days on market $89,000 Active 61 DOM
13. 2026-06-01
    days on market $89,000 Active 60 DOM
14. 2026-05-31
    days on market $89,000 Active 59 DOM
15. 2026-04-23
    listed $1,000
16. 2026-04-20
    price $89,000 1341-char remark

    Show marketing remark (1341 chars)

    PERFECT FOR COLLEGE STUDENTS ATTENDING UTA!Welcome to this charming 1-bedroom, 1-bath condominium ideally located in the heart of Arlington at 2312 Balsam Drive, Unit A303. This well-maintained unit offers a comfortable and functional layout, perfect for first-time buyers or down sizer. Enjoy the convenience of being just minutes from premier entertainment destinations, including AT&T Stadium, Globe Life Field, and Six Flags Over Texas, along with a variety of dining, shopping, and year-round events. The unit features a spacious living area, a cozy bedroom retreat, and easy, low-maintenance living within a well-established community. Whether you’re looking for a personal residence, and a private small balcony—perfect for enjoying your morning coffee or unwinding in the evening. Designed for comfortable, low maintenance, this condo offers exceptional location. Residents benefit from a well-managed HOA that provides a range of amenities designed for ease and enjoyment, including a community swimming pool, landscaped grounds, exterior building maintenance, and common area upkeep for a added peace of mind. Offered with select furnishings, including a new bed, TV, fold out couch and a few dishes , making it a great move in ready opportunity for a primary tesidence, weekend getaway or an investment property.

17. 2026-04-01
    listed $99,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    PERFECT FOR COLLEGE STUDENTS ATTENDING UTA!Welcome to this charming 1-bedroom, 1-bath condominium ideally located in the heart of Arlington at 2312 Balsam Drive, Unit A303. This well-maintained unit offers a comfortable and functional layout, perfect for first-time buyers or down sizer. Enjoy the convenience of being just minutes from premier entertainment destinations, including AT&T Stadium, Globe Life Field, and Six Flags Over Texas, along with a variety of dining, shopping, and year-round events. The unit features a spacious living area, a cozy bedroom retreat, and easy, low-maintenance living within a well-established community. Whether you’re looking for a personal residence, and a private small balcony—perfect for enjoying your morning coffee or unwinding in the evening. Designed for comfortable, low maintenance, this condo offers exceptional location. Residents benefit from a well-managed HOA that provides a range of amenities designed for ease and enjoyment, including a community swimming pool, landscaped grounds, exterior building maintenance, and common area upkeep for a added peace of mind. Offered with select furnishings, including a new bed, TV, fold out couch and a few dishes , making it a great move in ready opportunity for a primary tesidence, weekend getaway or an investment property.

18. 2026-02-12
    historical
19. 2025-12-17
    price $105,000
20. 2025-10-08
    listed $119,000 Active
21. 2022-03-25
    soldstatus
22. 2022-03-23
    soldstatus Closed
23. 2022-03-09
    status Pending
24. 2022-03-07
    historical Active Option Contract
25. 2022-03-04
    status Active
26. 2022-03-02
    status Pending
27. 2022-02-11
    status Pending
28. 2022-02-04
    historical Active Option Contract
29. 2022-01-28
    listed $109,750 Active
30. 2017-09-07
    soldstatus
31. 2014-10-07
    soldstatus Sold
32. 2014-10-07
    soldstatus
33. 2014-09-09
    status Pending
34. 2014-09-02
    historical Active Option Contract
35. 2014-08-22
    listed $32,900 Active
36. 2004-08-27
    soldstatus
37. 2004-08-23
    soldstatus
38. 2004-07-31
    historical
39. 2004-07-06
    listed $34,900
40. 2003-01-21
    soldstatus
41. 2002-09-03
    soldstatus
42. 1997-04-02
    soldstatus $24,286
43. 1983-11-30
    soldstatus
44. 1983-07-22
    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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $12,042
• − Mortgage interest: −$4,985
• − Property taxes: −$2,354
• − Insurance: −$445
• − Repairs & maintenance: −$963
• − Management: −$963
• − HOA: −$240
• − Depreciation: −$2,589
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $993/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: Arlington ISD
• NCES district ID: 4808700
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $50,873
• Composite: 25.42/100
• National rank: #7458
• State rank: #629 of 826 in TX

Livability — Arlington

• Score: 78/100
• State rank: #75
• US rank: #2697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, TX
• County: Tarrant County · 2,033,669 people
• City population: 366,588
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 23,446
• Household income: $59,139
• Rent vs Own: 75.2% rent · 24.8% own
• Severe rent burden: 2211.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 37% White 28% Hispanic / Latino 25% Two or more races 15% Asian 6%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 3% Vietnamese 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.85%
• Current HPI: 238.5174
• Rent YoY: ▼ -1.99%
• 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

-95.9% since first listed

30 events — show timeline

• 2026-04-23 Listed for Rent $1,000 NTREIS
• 2026-04-20 Price Changed $89,000 NTREIS
• 2026-04-01 Listed $99,000 NTREIS
• 2026-02-12 Listing Removed — NTREIS
• 2025-12-17 Price Changed $105,000 NTREIS
• 2025-10-08 Listed $119,000 NTREIS
• 2022-03-25 Sold (Public Records) — Public Records
• 2022-03-23 Sold (MLS) — NTREIS
• 2022-03-09 Pending — NTREIS
• 2022-03-07 Contingent — NTREIS
• 2022-03-04 Relisted — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-02-11 Pending — NTREIS
• 2022-02-04 Contingent — NTREIS
• 2022-01-28 Listed $109,750 NTREIS
• 2017-09-07 Sold (Public Records) — Public Records
• 2014-10-07 Sold (Public Records) — Public Records
• 2014-10-07 Sold (MLS) — NTREIS
• 2014-09-09 Pending — NTREIS
• 2014-09-02 Contingent — NTREIS
• 2014-08-22 Listed $32,900 NTREIS
• 2004-08-27 Sold (Public Records) — Public Records
• 2004-08-23 Sold (MLS) — NTREIS
• 2004-07-31 Listing Removed — NTREIS
• 2004-07-06 Listed $34,900 NTREIS
• 2003-01-21 Sold (Public Records) — Public Records
• 2002-09-03 Sold (Public Records) — Public Records
• 1997-04-02 Sold (Public Records) $24,286 Public Records
• 1983-11-30 Sold (Public Records) — Public Records
• 1983-07-22 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,354 · +0.0% YoY. Source: county tax records.