9520 Royal Ln #114 · Dallas, TX 75243

$50,000

1 bd · 1.0 ba · 524 sqft · Condo public records · 15 Days on market

Built 1983 Est $75k · 33% under $280/mo HOA · 31% 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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Portfolio Opportunity – 10+ Units Available Value-Add Potential Bulk Pricing Available Motivated seller offering a prime opportunity for investors to acquire multiple units in a high-demand Dallas location. Purchase individually or take advantage of discounted bulk pricing for portfolio expansion. This 1st-floor 1-bedroom, 1-bath condo features: Assigned parking Brick fireplace Private patio with exterior storage Full-size washer & dryer connections Refrigerator, electric range, and built-in microwave included Located with convenient access to I-635 and US-75, and just minutes from shopping, dining, grocery stores, Starbucks, and DART transit. Approximately 1

Key facts

• Exterior storage
• Brick fireplace
• Private patio

Tags

• ASSIGNED PARKING
• BRICK FIREPLACE
• PRIVATE PATIO
• EXTERIOR STORAGE
• REFRIGERATOR INCLUDED
• ELECTRIC RANGE INCLUDED

Property features AI

Finance

• Other: Complex: Royal Lane Condominiums; Subdivision: Royal Land Highlands Condos; County: Dallas; Country: United States
• Financial info: Listing terms: Cash
• HOA & community: Mandatory association; Association fee $280 monthly; HOA management: Royal Lane Highlands Condos (972-283-2539); Association fee includes sewer

Exterior

• Parking: Assigned parking; 1 carport space
• Utilities: City water; City sewer (included in association fee); Electricity available
• Home design: Residential condominium; Attached property; 3-story building; Unit located on floor 1
• Construction: Built in 1983
• Exterior features: Condominium lot setting; Community mailbox; Directions: From US-75, exit Royal Lane and travel east ~2.4 miles, crossing Abrams Road. 9520 Royal Lane is on the right near Skillman Street. After passing The Tides, take the second entrance into Royal Lane Highlands and park along the side of the building.

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom (Level 1) — approx. 15 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Fireplace in living room
• Interior features: Cable TV available; High-speed internet available; Eat-in kitchen; Pantry; 2 total rooms; 1 living area; 1 dining area; One-level layout

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $24 ($283/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Skyview El (math 26% / reading 26%, grade F, #2,954 of 4,322 statewide, top 69%, 735 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Richardson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $346 of loan paydown is wiped out by about $2k 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 15 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 31% of rent.
• 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.79% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $74,932
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9520 Royal Ln #117	0.00mi	1/1.0	524 (0%)	2mo	$75,000	$143	99
9520 Royal Ln #116	0.00mi	1/1.0	524 (0%)	2mo	$65,000	$124	99

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.36×
• Total profit: $-9,005
• Equity at exit: $7,455

10-year hold

• IRR: -37.0%
• Equity multiple: -0.08×
• Total profit: $-15,152
• Equity at exit: $4,323

Cash invested: $14,000 (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 75243

• Rents YoY: -5.3%
• Active inventory: 271
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$262
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$21
• HOA: −$280
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $24

Break-even live

Break-even rent $866

Max offer price $50,000

Occupancy floor 92%

Sensitivity live

Price	-10% $52	-5% $38	+0% $24	+5% $9	+10% $-5
Rent	-10% $-47	-5% $-12	+0% $24	+5% $59	+10% $94
Rate	-1.0pp $49	-0.5pp $36	base $24	+0.5pp $11	+1.0pp $-3

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$850	$1.30	0d	2	0.03mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$850	$1.30	3d	2	0.03mi
9450 Royal Ln Dallas, TX	1.0–3.0	1.0–2.0	777	$692	$0.89	0d	24	0.05mi
9600 Royal Ln Dallas, TX	1.0–2.0	1.0	829	$995	$1.20	25d	3	0.09mi
9505 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	854	$711	$0.83	0d	37	0.18mi
7660 Skillman St Dallas, TX	1.0–2.0	1.5–2.5	804	$2,500	$3.11	44d	2	0.52mi
7610 Skillman St Unit 1121 Dallas, TX	1.0	1.0	612	$850	$1.39	11d	1	0.53mi
7610 Skillman St Dallas, TX	1.0	1.0	612	$799	$1.31	13d	1	0.53mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$849	$1.39	11d	1	0.53mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$819	$1.34	14d	1	0.53mi
8110 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	600	$850	$1.42	0d	4	0.55mi
7474 Skillman St Dallas, TX	1.0–2.0	1.0–2.5	902	$770	$0.85	0d	11	0.60mi
9236 Church Rd Dallas, TX	1.0–3.0	1.0–2.0	898	$875	$0.97	0d	15	0.68mi
7340 Skillman St Dallas, TX	1.0	1.0	713	$1,438	$2.02	25d	1	0.72mi
7340 Skillman St Dallas, TX	1.0–2.0	1.0	784	$1,525	$1.95	0d	2	0.72mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	14d	1	0.74mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	21d	1	0.74mi
7324 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	849	$810	$0.95	0d	50	0.81mi
8856 Fair Oaks Xing Dallas, TX	1.0	1.0	550	$929	$1.69	44d	1	0.88mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,400	$1.94	18d	1	0.90mi
8600 Coppertowne Ln Dallas, TX	1.0–2.0	1.0	792	$1,300	$1.64	0d	2	0.90mi
9850 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	781	$1,024	$1.31	0d	23	0.97mi
9727 Whitehurst Dr Dallas, TX	1.0–2.0	1.0–2.0	791	$715	$0.90	0d	2	0.97mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	2d	22	1.01mi
9747 Whitehurst Dr #87 Dallas, TX	1.0	1.0	573	$1,000	$1.75	44d	1	1.06mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$974	$1.32	0d	28	1.09mi
9450 Forest Springs Dr Dallas, TX	1.0–3.0	1.0–2.5	1027	$849	$0.83	5d	69	1.09mi
9917 Whitehurst Dr Dallas, TX	1.0	1.0	553	$932	$1.69	25d	1	1.11mi
9302 Forest Ln Unit 9323 Dallas, TX	1.0	1.0	570	$1,065	$1.87	14d	1	1.12mi
9302 Forest Ln Unit 9376 Dallas, TX	1.0	1.0	570	$1,065	$1.87	0d	1	1.12mi
9302 Forest Ln Unit 9353 Dallas, TX	1.0	1.0	570	$1,060	$1.86	44d	1	1.12mi
9302 Forest Ln Dallas, TX	1.0	1.0	570	$1,019	$1.79	13d	1	1.12mi
9254 Forest Ln Dallas, TX	1.0	1.0	748	$1,100	$1.47	0d	3	1.13mi
9254 Forest Ln Dallas, TX	1.0	1.0	748	$1,048	$1.40	15d	3	1.13mi
9701 W Ferris Branch Blvd Dallas, TX	1.0–2.0	1.0–2.5	866	$799	$0.92	0d	3	1.15mi
9180 Forest Ln Dallas, TX	1.0	1.0	660	$975	$1.48	25d	15	1.18mi
7077 Watercrest Pkwy Dallas, TX	3.0	1.0–2.0	1014	$2,165	$2.13	0d	8	1.23mi
10028 Royal Ln Dallas, TX	1.0–3.0	1.0–2.5	971	$725	$0.75	0d	37	1.33mi
7008 Silverberry St Dallas, TX	1.0	1.0	678	$1,295	$1.91	44d	1	1.33mi
7008 Silverberry St Dallas, TX	1.0	1.0	678	$1,295	$1.91	22d	1	1.33mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $50,000 Active 15 DOM
2. 2026-06-17
   days on market $50,000 Active 14 DOM
3. 2026-06-16
   days on market $50,000 Active 13 DOM
4. 2026-06-15
   days on market $50,000 Active 12 DOM
5. 2026-06-13
   days on market $50,000 Active 10 DOM
6. 2026-06-09
   days on market $50,000 Active 6 DOM
7. 2026-06-08
   days on market $50,000 Active 5 DOM
8. 2026-06-07
   days on market $50,000 Active 4 DOM
9. 2026-06-04
   remarks 689-char remark
10. 2026-06-04
    listed $50,000 Active 1 DOM

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 · 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: $10,745
• − Mortgage interest: −$2,801
• − Property taxes: −$1,450
• − Insurance: −$250
• − Repairs & maintenance: −$860
• − Management: −$860
• − HOA: −$3,360
• − Depreciation: −$1,455
• Taxable loss: −$289
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $352/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 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): 63,481
• Household income: $53,618
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 5970.0

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 0.71)
• Race & ethnicity: Black 43% Hispanic / Latino 23% White 22% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Swiss 1% Slovak 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 56% English-only · Spanish 21% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -203.08%
• Current HPI: 317.5287
• Rent YoY: ▼ -5.31%
• 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

6 events — show timeline

• 2026-06-03 Listed $50,000 NTREIS
• 2007-06-15 Sold (Public Records) — Public Records
• 2007-06-15 Sold (Public Records) — Public Records
• 2003-08-12 Sold (Public Records) — Public Records
• 2003-07-24 Sold (Public Records) — Public Records
• 1994-06-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,450 · -0.2% YoY. Source: county tax records.