611 Oriole Blvd #602 · Duncanville, TX 75116

$107,500

2 bd · 1.5 ba · 844 sqft · Condo public records · 89 Days on market

Built 1984 $127/sqft · 32% below area Est $159k · 32% under $245/mo HOA · 17% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming condo with 2 bedrooms and 1.5 baths. Freshly painted interior. New LVP in main living areas. Living room with fireplace. Kitchen offers galley kitchen with new laundry pantry area including refrigerator. Located on the corner and unit faces away from parking, private Patio area with new fence. Most of the furniture will convey! Minutes to DFW, Arlington sporting venues and Dallas MUST SEE!

Key facts

• Galley kitchen
• Private patio area
• New lvp

Tags

• FRESHLY PAINTED INTERIOR
• NEW LVP
• GALLEY KITCHEN
• NEW LAUNDRY PANTRY AREA
• PRIVATE PATIO AREA
• NEW FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $40 ($478/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.6% in Duncanville — 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 74/100 on livability (#164 in TX, #4,372 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, employment C-, schools D+.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $743 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 89 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 6.2

CMA / ARV

• ARV (median comp): $158,752
• List price: $107,500
• Delta: -32.28%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-14,642
• Equity at exit: $16,029

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-8,503
• Equity at exit: $9,295

Cash invested: $30,100 (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 75116

• Active inventory: 75
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$564
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$45
• HOA: −$245
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $40

Break-even live

Break-even rent $1,394

Max offer price $107,500

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $70	+0% $40	+5% $9	+10% $-21
Rent	-10% $-74	-5% $-17	+0% $40	+5% $97	+10% $154
Rate	-1.0pp $94	-0.5pp $67	base $40	+0.5pp $12	+1.0pp $-16

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 N Merrill Ave Duncanville, TX	1.0–3.0	1.0–2.0	819	$1,474	$1.80	45d	28	0.17mi
715 Hustead St Duncanville, TX	1.0–2.0	1.0–2.0	828	$1,472	$1.78	2d	4	0.28mi
314 Shorewood Dr Duncanville, TX	3.0	2.0	1102	$1,875	$1.70	6d	1	0.34mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	26d	1	0.35mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	45d	1	0.35mi
605 N Alexander Ave Duncanville, TX	1.0–3.0	1.0–2.0	900	$1,095	$1.22	0d	24	0.47mi
539 Golden Meadows Ln Duncanville, TX	3.0	2.0	1047	$1,775	$1.70	23d	1	0.54mi
718 Skyline Dr Unit 726 Skyline Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.57mi
726 Skyline Dr Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.58mi
800 Link Dr Duncanville, TX	1.0–2.0	1.0–2.0	853	$1,570	$1.84	0d	59	0.70mi
7575 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	883	$1,349	$1.53	0d	24	0.94mi
333 Fouts Ave Unit 333 Fouts Duncanville, TX	3.0	2.0	980	$1,595	$1.63	45d	1	0.96mi
4060 Preferred Pl Unit 1132 Dallas, TX	2.0	2.0	945	$1,300	$1.38	45d	1	0.97mi
3900 Investor Dr Dallas, TX	1.0–3.0	1.0–2.0	850	$1,402	$1.65	0d	25	1.07mi
3906 Investor Dr Dallas, TX	1.0	1.0	630	$1,040	$1.65	22d	1	1.17mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	45d	1	1.17mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	25d	1	1.17mi
603 W Center St Duncanville, TX	1.0–3.0	1.0–3.0	980	$1,600	$1.63	3d	9	1.26mi
919 Southloop Dr Duncanville, TX	3.0	1.5	1113	$1,550	$1.39	45d	1	1.27mi
7202 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	926	$1,650	$1.78	3d	11	1.30mi
7905 Marvin D Love Fwy Dallas, TX	1.0–2.0	1.0–2.0	755	$1,375	$1.82	26d	1	1.32mi
1019 S Main St Duncanville, TX	2.0	1.5	885	$1,425	$1.61	45d	1	1.33mi
5110 Ranchero Ln Unit A Dallas, TX	3.0	1.0	1024	$1,900	$1.86	45d	1	1.42mi
907 Fairbanks Cir Duncanville, TX	3.0	2.0	1017	$1,891	$1.86	7d	1	1.45mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $107,500 Active 89 DOM
2. 2026-06-18
   days on market $107,500 Active 86 DOM
3. 2026-06-17
   days on market $107,500 Active 85 DOM
4. 2026-06-16
   days on market $107,500 Active 84 DOM
5. 2026-06-15
   days on market $107,500 Active 83 DOM
6. 2026-06-13
   days on market $107,500 Active 81 DOM
7. 2026-06-13
   days on market $107,500 Active 80 DOM
8. 2026-06-09
   days on market $107,500 Active 77 DOM
9. 2026-06-08
   days on market $107,500 Active 76 DOM
10. 2026-06-07
    days on market $107,500 Active 75 DOM
11. 2026-06-04
    days on market $107,500 Active 72 DOM
12. 2026-06-03
    days on market $107,500 Active 71 DOM
13. 2026-06-02
    days on market $107,500 Active 70 DOM
14. 2026-06-01
    days on market $107,500 Active 69 DOM
15. 2026-05-31
    days on market $107,500 Active 68 DOM
16. 2026-03-24
    listed $107,500 Active 402-char remark

    Show marketing remark (402 chars)

    Charming condo with 2 bedrooms and 1.5 baths. Freshly painted interior. New LVP in main living areas. Living room with fireplace. Kitchen offers galley kitchen with new laundry pantry area including refrigerator. Located on the corner and unit faces away from parking, private Patio area with new fence. Most of the furniture will convey! Minutes to DFW, Arlington sporting venues and Dallas MUST SEE!

17. 2018-05-28
    price $72,000 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

18. 2018-05-28
    historical 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

19. 2018-05-11
    soldstatus Sold 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

20. 2018-04-16
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

21. 2018-04-11
    historical Active Option Contract 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

22. 2018-03-28
    listed $74,900 Active 631-char remark

    Show marketing remark (631 chars)

    Home Ownership Opportunity. . Comfortable condo with 2 bdrms, 1 bath up. Open living, dining, kitchen with half bath down. Kitchen includes lots of cabinet space, utility room for a full size washer and dryer. .Refrigerator stays. Wood paneling, and a WBFP in the living area . Great opportunity for home ownership or investment. Two Assigned parking spaces. Conveniently located near major highways and shopping. Agent Owner. Lease is complete. Pictures taken when residence was empty. Available to show on March 29th 2018. Driving Directions: I-20 exit Main ; Left at Camp Wisdom; Right at Oriole; Turn Right into 1st Complex

23. 2014-12-05
    soldstatus
24. 2001-05-01
    soldstatus
25. 1998-06-23
    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: $2,969 · $247/mo
• Projected year-2 tax: $2,969 · $247/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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,329
• − Mortgage interest: −$6,022
• − Property taxes: −$2,969
• − Insurance: −$538
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − HOA: −$2,940
• − Depreciation: −$3,127
• Taxable loss: −$1,040
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $727/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Duncanville

• Score: 74/100
• State rank: #164
• US rank: #4372

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncanville, TX
• County: Dallas County · 2,612,404 people
• City population: 39,683
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,954
• Household income: $67,390
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Black 24% White 21% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Indo-European 1%

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: ▼ -201.45%
• Current HPI: 358.5426
• Rent YoY: —
• 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

+43.5% since first listed

10 events — show timeline

• 2026-03-24 Listed $107,500 NTREIS
• 2018-05-28 Price Changed $72,000 NTREIS
• 2018-05-28 Listing Removed — NTREIS
• 2018-05-11 Sold (MLS) — NTREIS
• 2018-04-16 Pending — NTREIS
• 2018-04-11 Contingent — NTREIS
• 2018-03-28 Listed $74,900 NTREIS
• 2014-12-05 Sold (Public Records) — Public Records
• 2001-05-01 Sold (Public Records) — Public Records
• 1998-06-23 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,969 · -0.6% YoY. Source: county tax records.