7025 Hemlock Ave #209 · Dallas, TX 75231

$71,900

1 bd · 1.0 ba · 706 sqft · Condo · 10 Days on market

Built 1982 Good condition $258/mo HOA · 23% 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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

HUGE opportunity! WITH POOL FOR SUMMER Beautiful unit #209 on 2nd floor. This well-maintained 1 bedroom, 1 bathroom. Don't miss out on this gem of a recently updated condo, living and dining area with fireplace, private BALCONY, FRESH PAINT ALL OVER. Includes refrigerator. Great location next to North Park Mall, DART rail, Restaurants and all entertainment you would want. Easy access to I-75, Greenville Ave. , I-635 and Northwest Highway. 1 Assigned parking Space #42. The HOA covers WATER and maintenance of common areas, this property offers both convenience and value. Whether you're a seasoned investor or simply looking for a cozy place to call home, this condo is a wise choice. Don't let

Key facts

• Private balcony
• With pool
• Hoa covers water

Tags

• WITH POOL
• PRIVATE BALCONY
• EASY ACCESS TO I-75
• HOA COVERS WATER

Property features AI

Finance

• Other: Complex: Hemlock Park Lane Condos; Subdivision: Hemlock At Park Lane Condos
• HOA & community: Mandatory association; HOA manages front and back yard maintenance; HOA covers water and sewer; HOA fee $258 monthly

Exterior

• Parking: Assigned covered parking; 1 covered space; 1 carport space
• Utilities: City water; City sewer; Electricity available and connected
• Home design: Residential condominium; Not attached; Two-story; Unit located on the 2nd floor
• Construction: Built in 1982; Block, brick and concrete construction
• Exterior features: Private pool; Half to one-acre lot (approximately 0.577 acres)

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Dishwasher; Disposal; Electric water heater
• Bedrooms: 1 bedroom (located on level 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; High-speed internet available; One living area; One dining area; Two levels
• Laundry & utility: Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 8.7% 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.
• 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.
• Market conditions: Rents rising (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $497 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $71,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-3,423
• Equity at exit: $10,721

10-year hold

• IRR: 3.5%
• Equity multiple: 1.24×
• Total profit: $4,880
• Equity at exit: $6,217

Cash invested: $20,132 (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 75231

• Rents YoY: 2.0%
• Active inventory: 213
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$377
• Tax est. 1.5%: −$90 /mo · $1,078/yr
• Insurance: −$30
• HOA: −$258
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $145

Break-even live

Break-even rent $956

Max offer price $71,900

Occupancy floor 82%

Sensitivity live

Price	-10% $195	-5% $170	+0% $145	+5% $120	+10% $95
Rent	-10% $55	-5% $100	+0% $145	+5% $190	+10% $235
Rate	-1.0pp $181	-0.5pp $163	base $145	+0.5pp $126	+1.0pp $107

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	44d	1	0.03mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	11d	1	0.03mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	11d	1	0.03mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	8d	1	0.03mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	8d	1	0.06mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	44d	1	0.09mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	18d	4	0.10mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	3d	14	0.19mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	8d	5	0.20mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	25d	1	0.26mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	44d	2	0.27mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	25d	1	0.30mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	0d	39	0.32mi
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	44d	1	0.37mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	44d	1	0.39mi
7418 Fair Oaks Ave Dallas, TX	—	1.0	715	$1,104	$1.54	44d	1	0.40mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	12d	3	0.43mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,075	$1.43	0d	4	0.43mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	25d	2	0.43mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$755	$1.01	12d	4	0.43mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$820	$1.23	3d	4	0.46mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	19d	1	0.48mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	3d	8	0.52mi
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	6d	1	0.53mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$911	$1.22	0d	28	0.58mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	4d	56	0.59mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$2,410	$2.26	0d	20	0.60mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,049	$1.21	2d	12	0.68mi
6211 Northwest Hwy Unit G124 Dallas, TX	—	1.0	390	$1,400	$3.59	44d	1	0.69mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	25d	1	0.69mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	19d	1	0.69mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	13d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	15d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,471	$2.62	0d	1	0.74mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	22d	1	0.81mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	44d	1	0.81mi
8705 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	722	$1,780	$2.47	13d	1	0.84mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,992	$2.76	15d	1	0.84mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,826	$2.53	0d	1	0.84mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$1,217	$1.50	0d	1	0.86mi

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $71,900 Active 10 DOM
2. 2026-06-17
   days on market $71,900 Active 9 DOM
3. 2026-06-16
   days on market $71,900 Active 8 DOM
4. 2026-06-15
   days on market $71,900 Active 7 DOM
5. 2026-06-13
   days on market $71,900 Active 5 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $71,900 Active 1 DOM

ⓘ 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: $13,668
• − Mortgage interest: −$4,028
• − Property taxes: −$1,078
• − Insurance: −$360
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$3,096
• − Depreciation: −$2,092
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $1,541/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and recently updated condo is in good condition with a clean and functional interior. It offers a good investment opportunity with potential for value increase through exterior painting and landscaping improvements.

Value-add opportunities

• Resale Painting the exterior walls — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers.
• Rental Landscaping improvements — A well-maintained pool area and landscaping can attract more renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior walls — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Landscaping improvements — A well-maintained pool area and landscaping can attract more renters and increase 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: 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): 38,370
• Household income: $58,540
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 3482.0

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 0.74)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 24% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Philippines, India
• Languages at home: 57% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -359.41%
• Current HPI: 249.5841
• Rent YoY: ▲ 1.96%
• 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

• 2026-06-09 Listed $71,900 NTREIS