8522 Park Ln #6 · Dallas, TX 75231

$185,000

3 bd · 2.5 ba · 2,120 sqft · Condo public records · 99 Days on market

Built 1979 $418/mo HOA · 15% 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +4.0/5.0
• 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

This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

Key facts

• Gated community
• Wet bar
• Community pool

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• BONUS ROOM
• NATURAL LIGHT
• COZY FIREPLACE
• WET BAR

Property features AI

Finance

• Other: In-ground pool on the property; No dock permitted; No horse permitted
• Financial info: Loan payment type: principal & interest; Acceptable listing terms include cash and conventional financing
• HOA & community: Mandatory association; Monthly association fee (includes full use of facilities, grounds and structure maintenance, management fees, sewer and water); HOA managed by Goodwin Property Management

Exterior

• Parking: Attached garage; Enclosed, private and secured garage facing front with storage; 2 covered/garage spaces (garage approx. 12' wide x 15' long)
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity connected; Municipal utilities (not in a municipal utility district)
• Home design: Residential single family residence; Property is attached; Slab foundation
• Construction: Built in 1979; Siding and wood construction; Composition roof
• Exterior features: Balcony; Gutters; Level lot; Condo/Townhome lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave
• Bedrooms: 2 bedrooms total; Primary bedroom located on level 3
• Flooring: Carpet; Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Cable TV available; Plantation shutters and window coverings; Fireplace in living room (wood burning); Three or more levels; 11 total rooms; One living area; One dining area
• Laundry & utility: Utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Jack Lowe Sr El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 526 students, 98% FRL).
• Zoned-school proficiency averages 70% at this address vs 34% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 213 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,788/mo this rent would consume 57% of the median local household income ($59k/yr) (locally 3482% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 ($168k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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

• Watch-outs: property tax is 3.3% of price.
• 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 $168,350 (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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.51% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 5.5

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-17,999
• Equity at exit: $27,584

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-6,828
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$970
• Tax from tax record: −$511 /mo · $6,137/yr
• Insurance: −$77
• HOA: −$418
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $226

Break-even live

Break-even rent $2,502

Max offer price $185,000

Occupancy floor 87%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5829 Phoenix Dr Dallas, TX	2.0	2.0	1493	$1,650	$1.11	24d	1	0.37mi
7215 Holly Hill Dr Apt 104 Dallas, TX	3.0	2.0	2050	$2,700	$1.32	24d	1	0.44mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1732	$2,100	$1.21	24d	1	0.48mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1743	$2,050	$1.18	43d	2	0.48mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	1d	22	0.59mi
7522 Holly Hill Dr #1 Dallas, TX	3.0	3.0	1448	$1,800	$1.24	24d	1	0.73mi
30 Lincoln Park Dr Dallas, TX	2.0	2.0	1508	$3,555	$2.36	43d	1	1.00mi
5445 Caruth Haven Ln Dallas, TX	1.0–2.0	1.0–2.0	1163	$3,616	$3.11	2d	19	1.03mi
7825 Firefall Way Dallas, TX	3.0	1.0–2.5	1442	$14,606	$10.13	1d	48	1.17mi
7135 Cosgrove Dr Dallas, TX	4.0	3.5	2573	$4,500	$1.75	18d	1	1.19mi
7775 Firefall Way Ste 100 Dallas, TX	2.0	2.0	1493	$2,825	$1.89	43d	1	1.22mi
8250 Meadow Rd Dallas, TX	3.0	1.0–2.0	980	$2,532	$2.58	1d	28	1.22mi
7525 Wentwood Dr Dallas, TX	3.0	2.0	1740	$4,700	$2.70	3d	1	1.22mi
6481 Fisher Rd Dallas, TX	3.0	2.0	1510	$3,250	$2.15	43d	1	1.27mi
7350 Fieldgate Dr Dallas, TX	3.0	3.0	2924	$6,000	$2.05	43d	1	1.29mi
6050 E Lovers Ln Dallas, TX	2.0	2.0	1561	$2,827	$1.81	43d	1	1.34mi
6050 E Lovers Ln Dallas, TX	2.0	2.0	1561	$2,827	$1.81	21d	1	1.34mi
6418 E Lovers Ln Dallas, TX	3.0	2.0	1470	$3,290	$2.24	43d	1	1.38mi
6044 E Lovers Ln Dallas, TX	1.0–3.0	1.5–2.5	1605	$3,995	$2.49	2d	8	1.38mi
6220 Glennox Ln Dallas, TX	4.0	3.0	2270	$4,800	$2.11	43d	1	1.39mi
7104 Amber Grove Ct Dallas, TX	3.0	2.5	1638	$4,000	$2.44	12d	1	1.43mi
5201 Amesbury Dr Dallas, TX	1.0–3.0	1.0–3.0	1019	$2,434	$2.39	1d	24	1.44mi
7077 Watercrest Pkwy Dallas, TX	3.0	1.0–2.0	1014	$3,844	$3.79	3d	9	1.48mi
8132 Bromley Dr Dallas, TX	3.0	2.5	2416	$4,100	$1.70	20d	1	1.49mi
8132 Bromley Dr Dallas, TX	3.0	2.5	2416	$4,100	$1.70	43d	1	1.49mi
7736 Meadow Rd #101 Dallas, TX	3.0	3.0	1625	$2,800	$1.72	7d	1	1.49mi
8210 Manoa Dr Dallas, TX	3.0	3.5	2400	$3,700	$1.54	43d	1	1.49mi

HOA detail condo

• Monthly dues: $418 · $5,016/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-17
   status $185,000 Pending 99 DOM
2. 2026-06-17
   days on market $185,000 Active Option Contract 99 DOM
3. 2026-06-16
   days on market $185,000 Active Option Contract 98 DOM
4. 2026-06-15
   days on market $185,000 Active Option Contract 97 DOM
5. 2026-06-13
   days on market $185,000 Active Option Contract 95 DOM
6. 2026-06-10
   status $185,000 Active Option Contract 91 DOM
7. 2026-06-09
   days on market $185,000 Active 91 DOM
8. 2026-06-08
   days on market $185,000 Active 90 DOM
9. 2026-06-07
   statusdays on market $185,000 Active 89 DOM
10. 2026-05-19
    status Pending
11. 2026-04-30
    historical Active Option Contract
12. 2026-04-07
    price $185,000
13. 2026-02-16
    listed $190,000 Active
14. 2021-06-15
    soldstatus
15. 2021-06-14
    soldstatus Sold 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

16. 2021-06-01
    status Pending 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

17. 2021-05-27
    historical Active Option Contract 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

18. 2021-05-27
    status Active 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

19. 2021-05-21
    historical Active Option Contract 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

20. 2021-05-13
    listed $180,000 Active 336-char remark

    Show marketing remark (336 chars)

    This is a awesome 2 bd, 2.1 bth condo in a gated community. It has a very spacious bonus room, with skylights, fireplace, granite counter tops, wet bar, two balconies, built ins, large closet space, community pool. Two car tandem garage and large utility room. Conveniently location near Northpark Mall, Hospital Whole Foods, and US 75.

21. 2020-03-07
    historical
22. 2020-02-10
    price $190,000
23. 2020-01-29
    price $195,000
24. 2020-01-15
    price $200,000
25. 2019-12-24
    price $205,000
26. 2019-12-01
    price $210,000
27. 2019-11-12
    status Active
28. 2019-11-05
    historical
29. 2019-10-21
    listed $215,000
30. 2019-04-14
    historical
31. 2019-03-29
    status Active
32. 2019-03-25
    historical Active Option Contract
33. 2019-03-16
    price $215,000
34. 2019-03-15
    price $220,000
35. 2019-02-21
    listed $225,000 Active
36. 2016-09-22
    soldstatus
37. 2016-09-16
    soldstatus Sold
38. 2016-08-13
    status Pending
39. 2016-08-06
    listed $145,000 Active
40. 2013-05-15
    soldstatus
41. 2013-05-13
    soldstatus Closed
42. 2013-04-19
    status Pending
43. 2013-04-10
    historical Active Option Contract
44. 2013-03-24
    listed $124,900 Active
45. 2011-09-15
    soldstatus
46. 2011-08-26
    soldstatus Closed
47. 2011-07-22
    status Pending
48. 2011-07-10
    historical Active Option Contract
49. 2011-07-09
    status Pending
50. 2011-07-01
    listed $119,900 Active

ⓘ 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: $6,137 · $511/mo
• Projected year-2 tax: $6,137 · $511/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: $33,458
• − Mortgage interest: −$10,363
• − Property taxes: −$6,137
• − Insurance: −$925
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − HOA: −$5,016
• − Depreciation: −$5,382
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,644/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

+54.3% since first listed

42 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-07 Price Changed $185,000 NTREIS
• 2026-02-16 Listed $190,000 NTREIS
• 2021-06-15 Sold (Public Records) — Public Records
• 2021-06-14 Sold (MLS) — NTREIS
• 2021-06-01 Pending — NTREIS
• 2021-05-27 Contingent — NTREIS
• 2021-05-27 Relisted — NTREIS
• 2021-05-21 Contingent — NTREIS
• 2021-05-13 Listed $180,000 NTREIS
• 2020-03-07 Listing Removed — NTREIS
• 2020-02-10 Price Changed $190,000 NTREIS
• 2020-01-29 Price Changed $195,000 NTREIS
• 2020-01-15 Price Changed $200,000 NTREIS
• 2019-12-24 Price Changed $205,000 NTREIS
• 2019-12-01 Price Changed $210,000 NTREIS
• 2019-11-12 Relisted — NTREIS
• 2019-11-05 Listing Removed — NTREIS
• 2019-10-21 Listed $215,000 NTREIS
• 2019-04-14 Listing Removed — NTREIS
• 2019-03-29 Relisted — NTREIS
• 2019-03-25 Contingent — NTREIS
• 2019-03-16 Price Changed $215,000 NTREIS
• 2019-03-15 Price Changed $220,000 NTREIS
• 2019-02-21 Listed $225,000 NTREIS
• 2016-09-22 Sold (Public Records) — Public Records
• 2016-09-16 Sold (MLS) — NTREIS
• 2016-08-13 Pending — NTREIS
• 2016-08-06 Listed $145,000 NTREIS
• 2013-05-15 Sold (Public Records) — Public Records
• 2013-05-13 Sold (MLS) — NTREIS
• 2013-04-19 Pending — NTREIS
• 2013-04-10 Contingent — NTREIS
• 2013-03-24 Listed $124,900 NTREIS
• 2011-09-15 Sold (Public Records) — Public Records
• 2011-08-26 Sold (MLS) — NTREIS
• 2011-07-22 Pending — NTREIS
• 2011-07-10 Contingent — NTREIS
• 2011-07-09 Pending — NTREIS
• 2011-07-01 Listed $119,900 NTREIS
• 2001-04-05 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,137 · -0.4% YoY. Source: county tax records.