9510 Olde Towne Row · Dallas, TX 75227

$115,000

2 bd · 1.5 ba · 1,110 sqft · Townhouse public records · 34 Days on market

Built 1983 1,655 sqft lot Est $125k · 8% under $145/mo HOA · 10% 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 +19.2/30.0
• ARV discount +11.2/15.0
• 1% rule +7.4/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

Key facts

• Open floor plan
• Open yard
• Storage closet

Tags

• OPEN FLOOR PLAN
• KITCHEN OPEN TO LIVING ROOM
• CLOSET SPACE
• OPEN YARD
• STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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.
• Zoned schools: Annie Webb Blanton El (math 45% / reading 41%, grade F, #1,283 of 4,322 statewide, top 30%, 663 students, 95% FRL).
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 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 34 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $125,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9510 Olde Towne Row	0.00mi	2/1.5	1,110 (0%)	1mo	$115,000	$104	100
9434 Olde Village Ct	0.10mi	2/1.5	1,110 (0%)	1mo	$126,900	$114	94
9499 Olde Village Ct	0.04mi	2/1.5	1,110 (0%)	10mo	$100,000	$90	90
2165 Aspen Dr	0.19mi	2/1.5	1,110 (0%)	8mo	$109,900	$99	85
2240 Aspen Dr	0.11mi	2/1.5	1,110 (0%)	12mo	$125,000	$113	85
2131 Aspen Dr	0.22mi	2/1.5	1,110 (0%)	8mo	$138,000	$124	83
9483 Olde Towne Row	0.04mi	2/2.5	1,140 (+3%)	16mo	$130,000	$114	77
2144 Aspen Dr	0.20mi	2/1.5	1,110 (0%)	17mo	$115,000	$104	77
9438 Olde Towne Row	0.06mi	2/2.5	1,140 (+3%)	15mo	$98,900	$87	76
9435 Olde Towne Row	0.07mi	2/2.5	1,140 (+3%)	19mo	$135,000	$118	72
2193 Aspen St	0.17mi	2/1.5	1,140 (+3%)	20mo	$115,000	$101	71
2261 Aspen Dr	0.12mi	2/2.5	1,140 (+3%)	23mo	$145,000	$127	66

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-14,780
• Equity at exit: $17,147

10-year hold

• IRR: -11.3%
• Equity multiple: 0.43×
• Total profit: $-18,244
• Equity at exit: $9,943

Cash invested: $32,200 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$603
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$48
• HOA: −$145
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $124

Break-even live

Break-even rent $1,267

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $189	-5% $156	+0% $124	+5% $91	+10% $59
Rent	-10% $11	-5% $67	+0% $124	+5% $180	+10% $236
Rate	-1.0pp $182	-0.5pp $153	base $124	+0.5pp $94	+1.0pp $64

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9503 Olde Towne Row Dallas, TX	2.0	2.5	1140	$1,350	$1.18	45d	1	0.06mi
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	45d	1	0.08mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	45d	1	0.12mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	5d	1	0.15mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	0d	1	0.15mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	9d	1	0.15mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	45d	1	0.41mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	45d	1	0.44mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	45d	1	0.48mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	45d	1	0.55mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,860	$1.28	0d	1	0.66mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	45d	1	0.67mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	18d	1	0.68mi
10212 Hillhouse Ln Dallas, TX	2.0	1.0	1183	$1,499	$1.27	9d	1	0.71mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	0d	20	0.73mi
10236 Hillhouse Ln Dallas, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.75mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	45d	1	0.75mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	45d	1	0.76mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	45d	1	0.78mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	15d	1	0.80mi
10340 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1182	$1,650	$1.40	0d	1	0.81mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	9d	1	0.84mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	45d	1	0.84mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	25d	1	0.91mi
10348 Wood Heights Dr Dallas, TX	3.0	2.5	1358	$2,000	$1.47	45d	1	0.93mi
2708 Briarbank Cir Dallas, TX	3.0	2.0	1349	$1,840	$1.36	4d	1	0.94mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	9d	1	0.96mi
9456 Culberson St Dallas, TX	3.0	2.0	1170	$1,800	$1.54	45d	1	0.97mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	22d	1	0.99mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	25d	1	1.00mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	45d	1	1.01mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	9d	1	1.02mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	18d	1	1.02mi
9911 Crystal Valley Way Dallas, TX	3.0	2.0	1192	$1,750	$1.47	25d	1	1.08mi
9740 Stonewood Dr Dallas, TX	3.0	2.0	1250	$1,961	$1.57	7d	1	1.08mi
9575 Gonzales Dr Dallas, TX	2.0	2.0	1259	$1,450	$1.15	15d	1	1.11mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	45d	1	1.13mi
8534 Bearden Ln Dallas, TX	3.0	2.0	1332	$1,600	$1.20	25d	1	1.19mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	45d	1	1.22mi
10410 Cymbal Dr Dallas, TX	2.0	1.5	1128	$1,350	$1.20	0d	1	1.22mi

HOA detail

• Monthly dues: $145 · $1,740/yr

Listing history 17 events

1. 2026-04-06
   soldstatus
2. 2026-03-11
   status Pending
3. 2026-02-05
   listed $115,000 Active
4. 2023-05-03
   soldstatus
5. 2023-05-02
   soldstatus Closed 189-char remark

   Show marketing remark (189 chars)

   This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

6. 2023-04-23
   status Pending 189-char remark

   Show marketing remark (189 chars)

   This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

7. 2023-04-20
   historical Active Option Contract 189-char remark

   Show marketing remark (189 chars)

   This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

8. 2023-04-14
   price $107,000 189-char remark

   Show marketing remark (189 chars)

   This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

9. 2023-04-05
   listed $115,000 Active 189-char remark

   Show marketing remark (189 chars)

   This 2 bedroom 1.5 bath townhome in the Village By The Creek Community is move in ready by the end of May. Great opportunity for first time home buyers or as an investment home. SOLD AS-IS.

10. 2018-11-08
    soldstatus Sold 374-char remark

    Show marketing remark (374 chars)

    Nice home or investment property. Property is in need of repairs. Property is sold as is, no repairs. Non-cash buyers must be pre-qualified with Carrington Mortgage Services. Listing Broker & Seller assumes no responsibility and make no guarantees, warranties (expressed or implied) or representations as to the availability or accuracy of information contained herein

11. 2018-10-29
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Nice home or investment property. Property is in need of repairs. Property is sold as is, no repairs. Non-cash buyers must be pre-qualified with Carrington Mortgage Services. Listing Broker & Seller assumes no responsibility and make no guarantees, warranties (expressed or implied) or representations as to the availability or accuracy of information contained herein

12. 2018-10-24
    historical Active Option Contract 374-char remark

    Show marketing remark (374 chars)

    Nice home or investment property. Property is in need of repairs. Property is sold as is, no repairs. Non-cash buyers must be pre-qualified with Carrington Mortgage Services. Listing Broker & Seller assumes no responsibility and make no guarantees, warranties (expressed or implied) or representations as to the availability or accuracy of information contained herein

13. 2018-09-25
    listed $44,900 Active 374-char remark

    Show marketing remark (374 chars)

    Nice home or investment property. Property is in need of repairs. Property is sold as is, no repairs. Non-cash buyers must be pre-qualified with Carrington Mortgage Services. Listing Broker & Seller assumes no responsibility and make no guarantees, warranties (expressed or implied) or representations as to the availability or accuracy of information contained herein

14. 2003-10-07
    soldstatus
15. 2003-09-05
    historical
16. 2003-08-28
    listed $30,000
17. 1992-09-23
    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: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,081
• − Mortgage interest: −$6,442
• − Property taxes: −$2,457
• − Insurance: −$575
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$1,740
• − Depreciation: −$3,345
• Taxable loss: −$212
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,535/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+283.3% since first listed

17 events — show timeline

• 2026-04-06 Sold (Public Records) — Public Records
• 2026-03-11 Pending — NTREIS
• 2026-02-05 Listed $115,000 NTREIS
• 2023-05-03 Sold (Public Records) — Public Records
• 2023-05-02 Sold (MLS) — NTREIS
• 2023-04-23 Pending — NTREIS
• 2023-04-20 Contingent — NTREIS
• 2023-04-14 Price Changed $107,000 NTREIS
• 2023-04-05 Listed $115,000 NTREIS
• 2018-11-08 Sold (MLS) — NTREIS
• 2018-10-29 Pending — NTREIS
• 2018-10-24 Contingent — NTREIS
• 2018-09-25 Listed $44,900 NTREIS
• 2003-10-07 Sold (Public Records) — Public Records
• 2003-09-05 Listing Removed — NTREIS
• 2003-08-28 Listed $30,000 NTREIS
• 1992-09-23 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,457 · +11.3% YoY. Source: county tax records.