11332 Park Central Pl · Dallas, TX 75230

$215,000

2 bd · 2.0 ba · 1,301 sqft · Other · 40 Days on market

Built 1961 Good condition

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful courtyard entrance condo has two bedrooms two baths plus a den. It has two private patios one right off the beautiful pool and the other off the master. 7 closets including 2 walk-ins. New stainless steel appliances vintage fixtures in both bass and crystal chandeliers throughout new paint and new plush carpets in both bedrooms. The HOA fee includes all utilities pool maintenance lawn care building insurance. There is back door and front door parking as well as one covered spot that conveys with this condo.

Key facts

• Courtyard entrance
• Walk-in closets
• Private patios

Tags

• COURTYARD ENTRANCE
• PRIVATE PATIOS
• WALK-IN CLOSETS
• STAINLESS STEEL APPLIANCES
• VINTAGE FIXTURES
• CRYSTAL CHANDELIERS

Property features AI

Exterior

• Home design: Built in 1961
• Construction: Original construction from 1961
• Exterior features: Located in the North Dallas subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($434/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (10.4% below list).
• Recommended offer: $193k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 at typical pace (median 14d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($209k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,657 (10.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-33,279
• Equity at exit: $32,057

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-29,037
• Equity at exit: $18,589

Cash invested: $60,200 (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 75230

• Rents YoY: 2.6%
• Active inventory: 291
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $36

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $185	-5% $110	+0% $36	+5% $-38	+10% $-112
Rent	-10% $-116	-5% $-40	+0% $36	+5% $112	+10% $188
Rate	-1.0pp $144	-0.5pp $91	base $36	+0.5pp $-20	+1.0pp $-76

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11316 Park Central Pl Unit C Dallas, TX	2.0	2.0	1137	$1,750	$1.54	6d	1	0.14mi
11108 Valleydale Dr Unit B Dallas, TX	2.0	2.0	1111	$1,850	$1.67	46d	1	0.30mi
11108 Valleydale Dr Dallas, TX	2.0	2.0	1111	$2,500	$2.25	45d	1	0.30mi
7933 Forest Ln Dallas, TX	2.0	2.0	1194	$1,773	$1.48	0d	1	0.31mi
7933 Forest Ln Dallas, TX	2.0	2.0	1194	$1,773	$1.48	22d	1	0.31mi
7933 Forest Ln Dallas, TX	3.0	3.0	1550	$2,777	$1.79	45d	1	0.31mi
7933 Forest Ln Dallas, TX	3.0	3.0	1550	$2,777	$1.79	20d	1	0.31mi
8031 Forest Ln Dallas, TX	2.0	2.0	1103	$1,765	$1.60	21d	1	0.38mi
8031 Forest Ln Dallas, TX	2.0	2.0	1103	$1,765	$1.60	45d	1	0.38mi
7931 Royal Ln #215 Dallas, TX	2.0	2.0	1100	$1,750	$1.59	14d	1	0.40mi
7927 Forest Ln Dallas, TX	3.0	1.0–3.0	1095	$2,063	$1.88	0d	42	0.40mi
7937 Royal Ln #223 Dallas, TX	2.0	2.0	965	$1,750	$1.81	14d	1	0.41mi
7935 Royal Ln #217 Dallas, TX	2.0	2.0	1100	$1,750	$1.59	5d	1	0.41mi
7929 Royal Ln #121 Dallas, TX	2.0	2.0	992	$1,750	$1.76	14d	1	0.42mi
7918 Royal Ln #212 Dallas, TX	2.0	2.0	1110	$1,800	$1.62	15d	1	0.46mi
8025 Forest Ln Dallas, TX	2.0	1.0–2.5	1035	$2,128	$2.06	1d	23	0.47mi
7906 Royal Ln Unit A Dallas, TX	2.0	2.0	1527	$1,895	$1.24	45d	1	0.47mi
7812 Royal Ln Unit 210 Dallas, TX	3.0	2.0	1383	$2,100	$1.52	9d	1	0.49mi
10951 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	678	$1,350	$1.99	5d	18	0.53mi
11815 Oberlin Dr Dallas, TX	3.0	1.0	914	$1,595	$1.75	45d	1	0.62mi
10843 N Central Expy Dallas, TX	2.0	1.0–2.0	694	$1,615	$2.33	0d	53	0.68mi
10830 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	815	$1,595	$1.96	0d	45	0.73mi
10824 Stone Canyon Rd Dallas, TX	2.0	2.0	935	$1,580	$1.69	45d	1	0.74mi
12389 Merit Dr Dallas, TX	2.0	1.0–2.5	970	$3,023	$3.12	1d	46	0.78mi
8169 Midtown Blvd Dallas, TX	2.0	1.0–2.0	924	$2,120	$2.29	0d	40	0.79mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,850	$1.88	0d	2	0.80mi
10650 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	983	$1,950	$1.98	45d	2	0.80mi
10651 Steppington Dr Dallas, TX	2.0	1.0–2.0	735	$1,505	$2.05	0d	38	0.82mi
10702 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	933	$1,590	$1.70	5d	10	0.84mi
12500 Merit Dr Dallas, TX	1.0–3.0	1.0–2.5	979	$1,576	$1.61	1d	20	0.86mi
10640 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	724	$1,295	$1.79	0d	26	0.86mi
10602 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	724	$1,520	$2.10	4d	20	0.89mi
8196 Manderville Ln Dallas, TX	3.0	2.0	1786	$3,158	$1.77	3d	1	0.91mi
8196 Manderville Ln Dallas, TX	2.0	2.0	1055	$2,297	$2.18	26d	1	0.91mi
8196 Manderville Ln Dallas, TX	3.0	2.0	1786	$3,158	$1.77	22d	1	0.91mi
7906 Churchill Way Unit 1103 Dallas, TX	2.0	2.0	1370	$1,707	$1.25	45d	1	0.92mi
7607 Churchill Way Dallas, TX	2.0	2.0	1095	$1,978	$1.81	24d	1	0.94mi
7607 Churchill Way Dallas, TX	2.0	2.0	1095	$1,978	$1.81	45d	1	0.94mi
7855 Churchill Way Dallas, TX	2.0	2.0	1089	$1,565	$1.44	45d	1	0.95mi
7855 Churchill Way Dallas, TX	2.0	2.0	1089	$1,565	$1.44	15d	1	0.95mi

Listing history 15 events

1. 2026-06-21
   days on market $215,000 Active 40 DOM
2. 2026-06-18
   days on market $215,000 Active 37 DOM
3. 2026-06-17
   days on market $215,000 Active 36 DOM
4. 2026-06-16
   days on market $215,000 Active 35 DOM
5. 2026-06-15
   days on market $215,000 Active 34 DOM
6. 2026-06-13
   days on market $215,000 Active 32 DOM
7. 2026-06-09
   days on market $215,000 Active 28 DOM
8. 2026-06-08
   days on market $215,000 Active 27 DOM
9. 2026-06-07
   days on market $215,000 Active 26 DOM
10. 2026-06-04
    days on market $215,000 Active 23 DOM
11. 2026-06-03
    days on market $215,000 Active 22 DOM
12. 2026-06-02
    days on market $215,000 Active 21 DOM
13. 2026-06-02
    days on market $215,000 Active 20 DOM
14. 2026-05-31
    days on market $215,000 Active 19 DOM
15. 2026-05-12
    listed $215,000 Active 527-char remark

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $23,119
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$6,255
• Taxable loss: −$3,178
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $1,197/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 · 0 photos

Good 75/100 Cosmetic rehab

This beautifully renovated condo is move-in ready with new appliances, fixtures, and carpets. It offers a good condition with minor cosmetic updates needed for optimal curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Improves curb appeal and enhances property value
• Both Landscaping and exterior painting — Significant improvement in curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Improves curb appeal and enhances property value ↑
• Both Landscaping and exterior painting — Significant improvement in curb appeal and 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): 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

1 event — show timeline

• 2026-05-12 Listed $215,000 FSBO.com