9811 Walnut St Unit F-207 · Dallas, TX 75243

$55,000

1 bd · 1.0 ba · 683 sqft · Condo · 61 Days on market

Built 1981 Good condition $251/mo HOA · 28% of rent ↓ 11% since listing

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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 +20.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash only. Charming and affordable condo in the heart of Dallas. This well-maintained unit features fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The kitchen offers new appliances, and the private balcony provides a pleasant view along with a generously sized storage space. Located at the edge of the community, this unit offers added privacy while still providing convenient access to major shopping, dining, and all that the Dallas area has to offer. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point. All information is deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information.

Key facts

• Private balcony
• New appliances
• $251 HOA

Tags

• PRIVATE BALCONY
• NEW APPLIANCES
• GENEROUSLY SIZED STORAGE SPACE
• EASY ACCESS TO DOWNTOWN DALLAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $72 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools C-, 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.
• Market conditions: Rents falling (-5.3%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $380 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 61 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5428% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-6,738
• Equity at exit: $8,201

10-year hold

• IRR: -13.2%
• Equity multiple: 0.39×
• Total profit: $-9,329
• Equity at exit: $4,755

Cash invested: $15,400 (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: 279
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $891 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$251
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $72

Break-even live

Break-even rent $799

Max offer price $55,000

Occupancy floor 87%

Sensitivity live

Price	-10% $110	-5% $91	+0% $72	+5% $53	+10% $34
Rent	-10% $2	-5% $37	+0% $72	+5% $108	+10% $143
Rate	-1.0pp $100	-0.5pp $86	base $72	+0.5pp $58	+1.0pp $44

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	45d	1	0.02mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	3d	1	0.03mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	45d	1	0.03mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	2d	1	0.03mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	45d	1	0.03mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	45d	1	0.04mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	25d	1	0.04mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	45d	1	0.09mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	22d	1	0.10mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	18d	1	0.10mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	45d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	2d	1	0.10mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	9d	1	0.19mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	0d	39	0.22mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$974	$1.10	0d	23	0.24mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0	486	$850	$1.75	0d	2	0.28mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,206	$1.39	0d	24	0.32mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	4d	20	0.40mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	25d	7	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	14d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	0d	4	0.49mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	0d	42	0.75mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	0d	31	0.83mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$750	$0.91	0d	36	0.85mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	0d	41	0.85mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,191	$1.20	0d	23	0.96mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	18d	30	0.98mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	9d	2	1.00mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	23d	3	1.00mi
4209 W Walnut St Garland, TX	1.0–2.0	1.0	845	$1,275	$1.51	3d	29	1.02mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	9d	15	1.03mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	4d	36	1.03mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	0d	18	1.08mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	4d	12	1.09mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	3d	14	1.10mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	25d	1	1.13mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	0d	12	1.14mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$799	$0.91	6d	18	1.16mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,088	$1.30	0d	33	1.17mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$665	$0.85	0d	28	1.19mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-11
   historical $995

   Show marketing remark (723 chars)

   Cash only. Charming and affordable condo in the heart of Dallas. This well-maintained unit features fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The kitchen offers new appliances, and the private balcony provides a pleasant view along with a generously sized storage space. Located at the edge of the community, this unit offers added privacy while still providing convenient access to major shopping, dining, and all that the Dallas area has to offer. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point. All information is deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information.

2. 2026-05-11
   historical Active Option Contract 723-char remark

   Show marketing remark (723 chars)

   Cash only. Charming and affordable condo in the heart of Dallas. This well-maintained unit features fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The kitchen offers new appliances, and the private balcony provides a pleasant view along with a generously sized storage space. Located at the edge of the community, this unit offers added privacy while still providing convenient access to major shopping, dining, and all that the Dallas area has to offer. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point. All information is deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information.

3. 2026-05-07
   price $55,000 723-char remark

   Show marketing remark (723 chars)

   Cash only. Charming and affordable condo in the heart of Dallas. This well-maintained unit features fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The kitchen offers new appliances, and the private balcony provides a pleasant view along with a generously sized storage space. Located at the edge of the community, this unit offers added privacy while still providing convenient access to major shopping, dining, and all that the Dallas area has to offer. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point. All information is deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information.

4. 2026-04-15
   listed $995
5. 2026-03-23
   listed $62,000 Active 723-char remark

   Show marketing remark (723 chars)

   Cash only. Charming and affordable condo in the heart of Dallas. This well-maintained unit features fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The kitchen offers new appliances, and the private balcony provides a pleasant view along with a generously sized storage space. Located at the edge of the community, this unit offers added privacy while still providing convenient access to major shopping, dining, and all that the Dallas area has to offer. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point. All information is deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information.

ⓘ 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 · 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: $10,687
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$855
• − Management: −$855
• − HOA: −$3,012
• − Depreciation: −$1,600
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $826/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 and charming condo in Dallas offers fresh paint, hardwood flooring, and a functional layout with washer and dryer included. The private balcony provides a pleasant view and generous storage space. Priced competitively, this is a great opportunity to own an apartment in Dallas at an attractive price point.

Value-add opportunities

• Both painting — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — A well-maintained garden can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained garden can increase 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: 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

-11.3% since first listed

5 events — show timeline

• 2026-05-11 Rental Removed $995 NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-07 Price Changed $55,000 NTREIS
• 2026-04-15 Listed for Rent $995 NTREIS
• 2026-03-23 Listed $62,000 NTREIS