9825 Walnut St #306 · Dallas, TX 75243

$53,000

1 bd · 1.0 ba · 486 sqft · Condo public records · 99 Days on market

Built 1983 $290/mo HOA · 32% of rent ↓ 4% since listing

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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).

• Cash flow +14.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Condo in a prime Dallas location! With a well planned living space, this condo strikes the perfect balance between spaciousness and manageability making it ideal for anyone seeking a comfortable and low-maintenance lifestyle. Located in the heart of Dallas, this condo is in close proximity to a wide range of dining shopping, and entertainment options and also offers easy commuting access. Featuring one bedroom and one bathroom, this condo is the perfect way to enjoy all the amenities of city living. Community pool is a part of the HOA. There is another condo available to purchase as well if you are looking for multiple units MLS 21160038. Don't miss this opportunity!

Key facts

• Community pool
• $290 HOA
• Built 1983

Tags

• PRIME DALLAS LOCATION
• WELL PLANNED LIVING SPACE
• COMMUNITY POOL
• EASY COMMUTING ACCESS

Property features AI

Finance

• Other: No municipal utility district; No special taxing entities
• Financial info: Listing terms include cash and conventional financing
• HOA & community: Mandatory association (Richland Trace Association); Monthly association fee of $290; Association covers grounds maintenance, structure maintenance, and management fees; HOA management phone: [phone]

Exterior

• Parking: Additional parking available; Assigned parking
• Utilities: City water; City sewer; Electricity available and connected
• Home design: Condominium (attached); Three-story building, unit on third floor; Building M; Built in 1983; No accessibility features noted
• Construction: Brick and siding exterior; Preowned condition
• Exterior features: Condominium in a complex (Richland Trace Condos); Curbs

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 1 bedroom with walk-in closet (located on main level)
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 1 full bathroom with built-in cabinets and Corian-type countertop (located on main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Cable TV available; High-speed internet available; Window coverings; One living area; Three total rooms; Third-floor unit (Floor 3)
• Laundry & utility: Stacked washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $53k.

Deal economics

• At list price, monthly cash flow is $12 ($148/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $53k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Richardson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 279 active listings in the ZIP; 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 $366 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 99 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 2.7% of price; HOA is 32% 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 $48,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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. 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?
9. 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.
10. 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.
11. 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: 1.73% ✓
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 4.8

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: -21.0%
• Equity multiple: 0.31×
• Total profit: $-10,259
• Equity at exit: $7,902

10-year hold

• IRR: -43.2%
• Equity multiple: -0.17×
• Total profit: $-17,371
• Equity at exit: $4,582

Cash invested: $14,840 (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: 4.8×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$22
• HOA: −$290
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $12

Break-even live

Break-even rent $900

Max offer price $53,000

Occupancy floor 94%

Sensitivity live

Price	-10% $42	-5% $27	+0% $12	+5% $-3	+10% $-18
Rent	-10% $-60	-5% $-24	+0% $12	+5% $49	+10% $85
Rate	-1.0pp $39	-0.5pp $26	base $12	+0.5pp $-1	+1.0pp $-15

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-04-29
   historical Active Option Contract
3. 2026-04-14
   price $53,000
4. 2026-03-27
   price $54,000
5. 2026-03-19
   price $54,500
6. 2026-02-28
   status Active
7. 2026-02-21
   historical Active Option Contract
8. 2026-01-23
   listed $55,000 Active
9. 2010-07-06
   soldstatus
10. 2005-02-18
    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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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: $10,984
• − Mortgage interest: −$2,969
• − Property taxes: −$1,449
• − Insurance: −$265
• − Repairs & maintenance: −$879
• − Management: −$879
• − HOA: −$3,480
• − Depreciation: −$1,542
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $263/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

-3.6% since first listed

10 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-14 Price Changed $53,000 NTREIS
• 2026-03-27 Price Changed $54,000 NTREIS
• 2026-03-19 Price Changed $54,500 NTREIS
• 2026-02-28 Relisted — NTREIS
• 2026-02-21 Contingent — NTREIS
• 2026-01-23 Listed $55,000 NTREIS
• 2010-07-06 Sold (Public Records) — Public Records
• 2005-02-18 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,449 · -2.1% YoY. Source: county tax records.