3240 Lombardy Ln #102 · Dallas, TX 75220

$100,000

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 205 Days on market

Built 1981 $99/sqft · 31% below area Est $145k · 31% under $240/mo HOA · 14% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME AND SEE THIS CONDO WITH REFRIGERATOR STOVE WASHER AND DRYER THEY WILL STAY

Key facts

• Stove
• Refrigerator
• Dryer

Tags

• REFRIGERATOR
• STOVE
• WASHER
• DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+1.1%/yr); 176 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $691 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($88k) 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 5.0

CMA / ARV

• ARV (median comp): $145,098
• List price: $100,000
• Delta: -31.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,382
• Equity at exit: $14,910

10-year hold

• IRR: 13.3%
• Equity multiple: 1.95×
• Total profit: $26,544
• Equity at exit: $8,646

Cash invested: $28,000 (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 75220

• Rents YoY: 1.1%
• Active inventory: 176
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$42
• HOA: −$240
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $403

Break-even live

Break-even rent $1,162

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3130 Lombardy Ln Dallas, TX	2.0	1.0–1.5	806	$1,615	$2.00	2d	32	0.17mi
3353 Lombardy Ln Dallas, TX	1.0–2.0	1.0–2.0	824	$1,615	$1.96	1d	23	0.19mi
3535 Webb Chapel Ext Dallas, TX	1.0–2.0	1.0–2.0	947	$1,939	$2.05	2d	37	0.22mi
3455 Webb Chapel Ext Dallas, TX	1.0–2.0	1.0–2.0	724	$1,095	$1.51	7d	1	0.29mi
9505 Brockbank Dr Dallas, TX	1.0–3.0	1.0–2.0	815	$1,322	$1.62	3d	10	0.30mi
9680 Timberline Dr Dallas, TX	1.0–3.0	1.0–2.0	861	$1,350	$1.57	7d	1	0.38mi
3232 Sumter Dr Dallas, TX	3.0	1.0–2.0	741	$1,240	$1.67	1d	16	0.39mi
2911 Kendale Dr Dallas, TX	1.0–2.0	1.0–2.0	873	$1,550	$1.78	43d	5	0.53mi
2850 Clydedale Dr Dallas, TX	1.0	1.0	599	$1,195	$1.99	1d	14	0.54mi
3122 Park Ln Dallas, TX	1.0–3.0	1.0–2.0	1235	$1,600	$1.30	10d	24	0.65mi
9844 Valley Meadow Ct Dallas, TX	2.0	1.5	1037	$1,650	$1.59	43d	1	0.65mi
3006 Brockbank Ct #3006 Dallas, TX	2.0	2.0	1031	$1,800	$1.75	43d	1	0.70mi
3155 Park Ln Dallas, TX	1.0–3.0	1.0–2.0	1001	$1,450	$1.45	6d	7	0.72mi
2631 Webb Chapel Ext Dallas, TX	2.0–3.0	1.0–2.0	1011	$1,750	$1.73	16d	10	0.78mi
2530 Community Dr Dallas, TX	1.0	1.0	750	$800	$1.07	43d	2	0.78mi
2510 Community Dr Dallas, TX	1.0	1.0	736	$850	$1.15	43d	2	0.85mi
3739 Almazan Dr Dallas, TX	3.0	2.0	1216	$2,700	$2.22	13d	1	0.91mi
2501 Webb Chapel Ext Dallas, TX	1.0–2.0	1.0–2.0	797	$1,690	$2.12	24d	1	0.92mi
9401 Mixon Dr Dallas, TX	1.0–2.0	1.0–2.0	829	$1,500	$1.81	43d	1	0.95mi
3730 Van Ness Ln Dallas, TX	3.0	1.0	1188	$2,700	$2.27	22d	1	1.00mi
9946 Bowman Blvd Dallas, TX	3.0	2.0	1244	$2,485	$2.00	3d	1	1.02mi
9946 Bowman Blvd Dallas, TX	3.0	2.0	1244	$2,545	$2.05	16d	1	1.02mi
3850 W Northwest Hwy Dallas, TX	1.0–3.0	1.0–3.0	1197	$2,244	$1.87	2d	13	1.13mi
3766 Park Ln Dallas, TX	2.0	2.0	1296	$2,900	$2.24	6d	1	1.14mi
3879 Clover Ln Dallas, TX	3.0	1.0	1200	$2,200	$1.83	43d	1	1.23mi
3900 W Northwest Hwy Dallas, TX	3.0	1.0–2.5	1132	$2,732	$2.41	6d	28	1.31mi
9942 Mixon Dr Dallas, TX	3.0	2.0	1211	$3,200	$2.64	43d	1	1.35mi
3982 Cortez Dr Dallas, TX	2.0	1.0	1484	$2,600	$1.75	6d	1	1.42mi
4000 W Northwest Hwy Dallas, TX	2.0	2.0	1011	$1,650	$1.63	43d	1	1.44mi
3984 Park Ln Dallas, TX	3.0	2.0	1349	$3,100	$2.30	7d	1	1.49mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 205 DOM
2. 2026-06-17
   days on market $100,000 Active 204 DOM
3. 2026-06-16
   days on market $100,000 Active 203 DOM
4. 2026-06-15
   days on market $100,000 Active 202 DOM
5. 2026-06-13
   days on market $100,000 Active 200 DOM
6. 2026-06-09
   days on market $100,000 Active 196 DOM
7. 2026-06-08
   days on market $100,000 Active 195 DOM
8. 2026-06-07
   days on market $100,000 Active 194 DOM
9. 2026-06-04
   days on market $100,000 Active 191 DOM
10. 2026-06-03
    days on market $100,000 Active 190 DOM
11. 2026-06-02
    days on market $100,000 Active 189 DOM
12. 2026-06-02
    days on market $100,000 Active 188 DOM
13. 2026-05-31
    days on market $100,000 Active 187 DOM
14. 2025-11-24
    listed $100,000 Active 79-char remark

    Show marketing remark (79 chars)

    COME AND SEE THIS CONDO WITH REFRIGERATOR STOVE WASHER AND DRYER THEY WILL STAY

15. 2025-10-25
    listed $100,000 Active
16. 2000-08-08
    soldstatus
17. 1995-08-01
    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: $1,347 · $112/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$483/yr (+$40/mo · 35.9%)

ⓘ 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 · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,064
• − Mortgage interest: −$5,602
• − Property taxes: −$1,347
• − Insurance: −$500
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$2,880
• − Depreciation: −$2,909
• Taxable income: $3,616
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,963/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): 40,239
• Household income: $69,843
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 1955.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 21% Two or more races 14% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 48% Puerto Rican 1% Cuban 2%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 46% · Canada
• Languages at home: 27% English-only · Spanish 72%

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: ▼ -342.16%
• Current HPI: 397.3483
• Rent YoY: ▲ 1.05%
• 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

+0.0% since first listed

4 events — show timeline

• 2025-11-24 Listed $100,000 NTREIS
• 2025-10-25 Listed $100,000 NTREIS
• 2000-08-08 Sold (Public Records) — Public Records
• 1995-08-01 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,347 · -0.4% YoY. Source: county tax records.