9817 Walnut St #214 · Dallas, TX 75243

$73,000

1 bd · 1.0 ba · 774 sqft · Condo public records · 18 Days on market

Built 2007 $290/mo HOA · 27% 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).

• 1% rule +9.5/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice second floor unit in new building being sold as a package of eight units. Living, dining and kitchen with breakfast nook. Expected rent of $675 per month. Package of 8 units is $205k. Gated community with tennis courts, pool, Richardson schools and close to Richland Community College.

Key facts

• Open floor plan
• Community pool
• Loft condo

Tags

• LOFT CONDO
• PRIME DALLAS LOCATION
• OPEN FLOOR PLAN
• FLEXIBLE LIVING SPACE
• COMMUNITY POOL

Property features AI

Finance

• Other: Property is on approximately 8.81 acres (community land/parcel information); No known easements or restrictions; No horse permitted
• Financial info: Acceptable financing: Cash or Conventional
• HOA & community: Mandatory association; Monthly association fee of $290; Association fee includes full use of facilities; HOA management: Richland Trace Association

Exterior

• Parking: Additional parking available; Assigned parking
• Utilities: City water; City sewer; Electricity connected; Cable available
• Home design: Residential condominium; Attached property; One and one-half levels; Unit located on floor 1; Complex: Richland Trace Condos; Subdivision: Richland Trace Condos
• Construction: Built in 2007; Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Pool in the community; Accessible approach with ramp; Curbs

Interior

• Kitchen: Dishwasher; Electric range; Corian/Corian-type countertop in bath (matches kitchen surfaces)
• Bedrooms: Primary bedroom with walk-in closet (Level 1)
• Bathrooms: One full bathroom with built-in cabinets and Corian-type countertop (Level 1)
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; Window coverings; Three total rooms (living, dining, bedroom)
• Laundry & utility: Electric dryer hookup; Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (14.5% below list).
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $62k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Richland El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 644 students, 76% FRL); Apollo J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 639 students, 63% FRL); Berkner H S (math 20% / reading 45%, grade F, #1,029 of 1,632 statewide, top 64%, 2,290 students, 64% FRL).
• Market conditions: Rents falling (-5.3%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $505 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 18 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $73k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 27% 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 $62,417 (14.5% 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. 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 5.8

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: -28.3%
• Equity multiple: 0.10×
• Total profit: $-18,488
• Equity at exit: $10,885

10-year hold

• IRR: -70.5%
• Equity multiple: -0.56×
• Total profit: $-31,951
• Equity at exit: $6,312

Cash invested: $20,440 (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: 278
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$383
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$30
• HOA: −$290
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-60

Break-even live

Break-even rent $1,134

Max offer price $62,417

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-39	+0% $-60	+5% $-81	+10% $-101
Rent	-10% $-143	-5% $-102	+0% $-60	+5% $-18	+10% $24
Rate	-1.0pp $-23	-0.5pp $-41	base $-60	+0.5pp $-79	+1.0pp $-98

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9821 Walnut St Unit K203 Dallas, TX	2.0	2.0	894	$1,200	$1.34	45d	1	0.03mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	3d	1	0.04mi
9815 Walnut St #212 Dallas, TX	2.0	2.0	894	$1,450	$1.62	26d	1	0.04mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	45d	1	0.05mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	26d	1	0.05mi
9837 Walnut St Dallas, TX	2.0	1.0–2.0	919	$1,248	$1.36	9d	2	0.09mi
9835 Walnut St #202 Dallas, TX	2.0	1.0	774	$1,150	$1.49	26d	1	0.09mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	45d	1	0.09mi
9833 Walnut St Dallas, TX	2.0	2.0	894	$1,099	$1.23	3d	1	0.10mi
9839 Walnut St Unit 210 Dallas, TX	2.0	2.0	1055	$1,600	$1.52	45d	1	0.10mi
9837 Walnut St Unit 103 Dallas, TX	2.0	1.0	808	$1,020	$1.26	1d	1	0.10mi
9831 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,500	$1.45	45d	1	0.13mi
9831 Walnut St #209 Dallas, TX	2.0	2.0	1031	$1,600	$1.55	45d	1	0.13mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	45d	1	0.14mi
9825 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,250	$1.21	45d	1	0.14mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	3d	1	0.14mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	0d	39	0.18mi
9801 Walnut St #214 Dallas, TX	1.0	1.0	774	$1,300	$1.68	20d	1	0.19mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,206	$1.39	0d	24	0.25mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$974	$1.10	0d	23	0.25mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	5d	20	0.34mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	1d	4	0.48mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	26d	7	0.48mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	15d	5	0.48mi
9601 Walnut St Dallas, TX	1.0	1.0	759	$1,075	$1.42	45d	2	0.51mi
9621 Walnut St Unit 6106 Dallas, TX	1.0	1.0	876	$1,250	$1.43	45d	1	0.53mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	0d	42	0.69mi
12303 Plano Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,391	$1.30	45d	1	0.74mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$750	$0.91	0d	36	0.79mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	0d	41	0.80mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	1d	31	0.89mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	18d	30	0.92mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	9d	2	0.93mi
9920 Forest Ln Dallas, TX	1.0	1.0	777	$1,145	$1.47	17d	1	0.93mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	23d	3	0.93mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	9d	15	0.96mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	5d	36	0.97mi
4209 W Walnut St Garland, TX	1.0–2.0	1.0	845	$1,275	$1.51	3d	29	1.00mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,191	$1.20	0d	22	1.01mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	4d	12	1.02mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $73,000 Active 18 DOM
2. 2026-06-18
   days on market $73,000 Active 15 DOM
3. 2026-06-17
   days on market $73,000 Active 14 DOM
4. 2026-06-16
   days on market $73,000 Active 13 DOM
5. 2026-06-15
   price $73,000 Active 12 DOM
6. 2026-06-15
   days on market $75,000 Active 12 DOM
7. 2026-06-13
   days on market $75,000 Active 10 DOM
8. 2026-06-09
   days on market $75,000 Active 6 DOM
9. 2026-06-08
   days on market $75,000 Active 5 DOM
10. 2026-06-07
    days on market $75,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $75,000 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: $2,307 · $192/mo
• Projected year-2 tax: $2,307 · $192/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: $12,693
• − Mortgage interest: −$4,089
• − Property taxes: −$2,307
• − Insurance: −$365
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − HOA: −$3,480
• − Depreciation: −$2,124
• Taxable loss: −$1,703
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $-310/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

+145.7% since first listed

6 events — show timeline

• 2026-06-03 Listed $75,000 NTREIS
• 2010-07-06 Sold (Public Records) — Public Records
• 2010-06-30 Sold (MLS) — NTREIS
• 2010-06-18 Listing Removed — NTREIS
• 2009-07-21 Listed $41,000 NTREIS
• 1998-01-21 Sold (Public Records) $30,523 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,307 · -2.1% YoY. Source: county tax records.