6108 Abrams Rd #613 · Dallas, TX 75231

$89,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 298 Days on market

Built 1984 $148/sqft · 16% below area Est $106k · 16% under $274/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).

• ARV discount +14.8/15.0
• Cash flow +12.5/30.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***INVESTORS ARE INVITED!!!! HOME WILL BE OCCUPIED AND WILL BE INCOME-PRODUCING. PERFECT OPPORTUNITY FOR AN INVESTOR LOOKING TO BUY AND HOLD!!!****** WELCOME TO DALLAS!!!! Come and see this lovely, updated condo in the thriving heart of Northeast Dallas!!! Biking distance to NorthPark Mall, exclusive luxury boutiques and trendy restaurants!!! Also located only 8 minutes from SMU Campus! The tennis court, pool and clubhouse within the condo community makes this one-bedroom perfect for anyone. Custom finishes and contemporary details create a real luxury atmosphere in the heart of the city!! The condo also offers beautiful wood and tile flooring, a renovated kitchen and bathroom, modern stainless-steel appliances as well as a space-saving stacked washer and dryer! This is the home you have been waiting for!!!

Key facts

• Renovated bathroom
• Tennis court
• Clubhouse

Tags

• TENNIS COURT
• POOL
• CLUBHOUSE
• RENOVATED KITCHEN
• RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); 214 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); 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 $615 of loan paydown is wiped out by about $3k 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 298 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 7639% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $78,320 (12.0% 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. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.33% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 6.3

CMA / ARV

• ARV (median comp): $106,189
• List price: $89,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-16,249
• Equity at exit: $13,270

10-year hold

• IRR: -14.3%
• Equity multiple: 0.23×
• Total profit: $-19,237
• Equity at exit: $7,695

Cash invested: $24,920 (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: 214
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$467
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$37
• HOA: −$274
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-13

Break-even live

Break-even rent $1,203

Max offer price $86,719

Occupancy floor 96%

Sensitivity live

Price	-10% $37	-5% $12	+0% $-13	+5% $-38	+10% $-63
Rent	-10% $-107	-5% $-60	+0% $-13	+5% $34	+10% $81
Rate	-1.0pp $32	-0.5pp $10	base $-13	+0.5pp $-36	+1.0pp $-59

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	675	$795	$1.18	22d	7	0.06mi
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	664	$895	$1.35	4d	5	0.06mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,265	$1.87	0d	34	0.09mi
6603 E Lovers Ln Dallas, TX	2.0	1.0	620	$1,017	$1.64	3d	5	0.31mi
5680 Abrams Rd Dallas, TX	1.0–2.0	1.0–1.5	862	$1,620	$1.88	0d	2	0.43mi
8910 Southwestern Blvd Dallas, TX	1.0–3.0	1.0–2.0	974	$1,544	$1.58	0d	28	0.51mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	3d	8	0.53mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	20d	1	0.54mi
6211 Northwest Hwy Unit G124 Dallas, TX	—	1.0	390	$1,400	$3.59	45d	1	0.54mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	25d	1	0.54mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	45d	1	0.63mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	20d	1	0.63mi
8612 Southwestern Blvd Unit 8627 Dallas, TX	1.0	1.0	561	$1,391	$2.48	0d	1	0.63mi
8612 Southwestern Blvd Unit 8633 Dallas, TX	1.0	1.0	561	$1,321	$2.35	15d	1	0.63mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	4d	56	0.63mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,992	$2.76	16d	1	0.65mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,780	$2.47	0d	1	0.65mi
8705 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	722	$1,780	$2.47	14d	1	0.65mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	20d	1	0.66mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	45d	1	0.70mi
8612 Southwestern Blvd Dallas, TX	1.0	1.0	561	$1,316	$2.35	15d	1	0.70mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,070	$1.43	0d	4	0.73mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,054	$1.41	0d	6	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$830	$1.01	25d	2	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$850	$0.98	13d	3	0.73mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,425	$2.54	0d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	16d	1	0.74mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	14d	1	0.74mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	0d	39	0.76mi
7545 E Northwest Hwy Dallas, TX	2.0	1.0–2.0	938	$1,754	$1.87	0d	28	0.85mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	25d	1	0.86mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	25d	1	0.87mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	4d	14	0.89mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	45d	2	0.89mi
6808 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	968	$1,163	$1.20	0d	23	0.91mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	19d	4	0.97mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$1,217	$1.50	0d	1	1.00mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	45d	1	1.02mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	12d	1	1.02mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	12d	1	1.02mi

HOA detail condo

• Monthly dues: $274 · $3,288/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $89,000 Active 298 DOM
2. 2026-06-18
   days on market $89,000 Active 295 DOM
3. 2026-06-17
   days on market $89,000 Active 294 DOM
4. 2026-06-16
   days on market $89,000 Active 293 DOM
5. 2026-06-15
   days on market $89,000 Active 292 DOM
6. 2026-06-13
   days on market $89,000 Active 290 DOM
7. 2026-06-09
   days on market $89,000 Active 286 DOM
8. 2026-06-08
   days on market $89,000 Active 285 DOM
9. 2026-06-07
   days on market $89,000 Active 284 DOM
10. 2026-06-04
    days on market $89,000 Active 281 DOM
11. 2026-06-03
    days on market $89,000 Active 280 DOM
12. 2026-06-02
    days on market $89,000 Active 279 DOM
13. 2026-06-02
    days on market $89,000 Active 278 DOM
14. 2026-05-31
    days on market $89,000 Active 277 DOM
15. 2025-11-15
    historical $1,150
16. 2025-10-27
    price $89,000 818-char remark

    Show marketing remark (818 chars)

    ***INVESTORS ARE INVITED!!!! HOME WILL BE OCCUPIED AND WILL BE INCOME-PRODUCING. PERFECT OPPORTUNITY FOR AN INVESTOR LOOKING TO BUY AND HOLD!!!****** WELCOME TO DALLAS!!!! Come and see this lovely, updated condo in the thriving heart of Northeast Dallas!!! Biking distance to NorthPark Mall, exclusive luxury boutiques and trendy restaurants!!! Also located only 8 minutes from SMU Campus! The tennis court, pool and clubhouse within the condo community makes this one-bedroom perfect for anyone. Custom finishes and contemporary details create a real luxury atmosphere in the heart of the city!! The condo also offers beautiful wood and tile flooring, a renovated kitchen and bathroom, modern stainless-steel appliances as well as a space-saving stacked washer and dryer! This is the home you have been waiting for!!!

17. 2025-10-08
    listed $1,150
18. 2025-08-27
    listed $93,000 Active 818-char remark

    Show marketing remark (818 chars)

    ***INVESTORS ARE INVITED!!!! HOME WILL BE OCCUPIED AND WILL BE INCOME-PRODUCING. PERFECT OPPORTUNITY FOR AN INVESTOR LOOKING TO BUY AND HOLD!!!****** WELCOME TO DALLAS!!!! Come and see this lovely, updated condo in the thriving heart of Northeast Dallas!!! Biking distance to NorthPark Mall, exclusive luxury boutiques and trendy restaurants!!! Also located only 8 minutes from SMU Campus! The tennis court, pool and clubhouse within the condo community makes this one-bedroom perfect for anyone. Custom finishes and contemporary details create a real luxury atmosphere in the heart of the city!! The condo also offers beautiful wood and tile flooring, a renovated kitchen and bathroom, modern stainless-steel appliances as well as a space-saving stacked washer and dryer! This is the home you have been waiting for!!!

19. 2022-08-29
    price $123,000
20. 2022-07-05
    price $126,500
21. 2022-07-05
    status Active
22. 2022-04-28
    status Active
23. 2022-04-26
    historical Active Option Contract
24. 2022-03-29
    listed $125,500 Active
25. 2020-01-10
    soldstatus Sold
26. 2020-01-08
    soldstatus
27. 2019-11-20
    status Pending
28. 2019-11-15
    historical Active Option Contract
29. 2019-08-13
    price $54,000
30. 2019-08-05
    price $57,000
31. 2019-08-05
    price $54,000
32. 2019-07-10
    price $65,000
33. 2019-06-12
    listed $70,000 Active
34. 2015-01-16
    soldstatus
35. 2015-01-15
    soldstatus Sold
36. 2015-01-09
    status Pending
37. 2014-12-26
    listed $21,500 Active
38. 1998-12-30
    soldstatus
39. 1993-09-02
    soldstatus

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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 2/10 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: $14,238
• − Mortgage interest: −$4,985
• − Property taxes: −$2,069
• − Insurance: −$445
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − HOA: −$3,288
• − Depreciation: −$2,589
• Taxable loss: −$1,417
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $185/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: 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

-94.7% since first listed

25 events — show timeline

• 2025-11-15 Rental Removed $1,150 NTREIS
• 2025-10-27 Price Changed $89,000 NTREIS
• 2025-10-08 Listed for Rent $1,150 NTREIS
• 2025-08-27 Listed $93,000 NTREIS
• 2022-08-29 Price Changed $123,000 NTREIS
• 2022-07-05 Price Changed $126,500 NTREIS
• 2022-07-05 Relisted — NTREIS
• 2022-04-28 Relisted — NTREIS
• 2022-04-26 Contingent — NTREIS
• 2022-03-29 Listed $125,500 NTREIS
• 2020-01-10 Sold (MLS) — NTREIS
• 2020-01-08 Sold (Public Records) — Public Records
• 2019-11-20 Pending — NTREIS
• 2019-11-15 Contingent — NTREIS
• 2019-08-13 Price Changed $54,000 NTREIS
• 2019-08-05 Price Changed $57,000 NTREIS
• 2019-08-05 Price Changed $54,000 NTREIS
• 2019-07-10 Price Changed $65,000 NTREIS
• 2019-06-12 Listed $70,000 NTREIS
• 2015-01-16 Sold (Public Records) — Public Records
• 2015-01-15 Sold (MLS) — NTREIS
• 2015-01-09 Pending — NTREIS
• 2014-12-26 Listed $21,500 NTREIS
• 1998-12-30 Sold (Public Records) — Public Records
• 1993-09-02 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,069 · -5.6% YoY. Source: county tax records.