336 Melrose Dr Unit 18A · Richardson, TX 75080

$199,000

2 bd · 2.5 ba · 1,151 sqft · Condo · 43 Days on market

Built 1983 Good condition $173/sqft · 11% below area Est $224k · 11% under $432/mo HOA · 21% of rent ↓ 8% 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).

• ARV discount +12.5/15.0
• Cash flow +8.1/30.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.8/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Just 1 mile from University of Texas at Dallas and with quick access to U. S. Highway 75, this Richardson Crossroads condo places you near it all. Enjoy shopping, dining, and entertainment at CityLine, Collin Creek Mall Redevelopment, and nearby hotspots throughout Richardson and Plano. Convenient access to President George Bush Turnpike, with everyday essentials, restaurants, and parks minutes away. This Richardson Crossroads unit features two spacious primary bedrooms, each with its own ensuite bathroom, both located on the upper level. The main level offers a comfortable living area with a fireplace and a convenient half bath. The kitchen includes all major appliances that convey, and th

Key facts

• Clubhouse
• Updated hvac system
• Community amenities

Tags

• QUICK ACCESS TO U S HIGHWAY 75
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• UPDATED HVAC SYSTEM

Property features AI

Finance

• Other: Subdivision: Richardson Crossroads Ph 01 & 02; Directions: From S Hwy 75, exit Collins Blvd - Arapaho Rd, right on Melrose Dr.; 336 Melrose is on the right
• Financial info: Listing accepts Cash, Conventional, FHA and VA loan types
• HOA & community: Mandatory association with monthly fee ($432) covering management fees; HOA managed by Richardson Crossroads Condo Association; Community clubhouse and pool

Exterior

• Parking: Covered parking (1 space); Attached garage (1-car garage)
• Utilities: City water; City sewer (sewer available); Not in a municipal utility district
• Home design: Condominium, attached; Two levels; Built in 1983; Deed restrictions apply
• Construction: Brick and other construction materials; Other-type roof; Slab foundation
• Exterior features: Patio/porch features (other); Interior lot

Interior

• Kitchen: Built-in cabinets; Natural stone or granite countertops; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms (both on the second level); primary bedroom with ensuite bath; Second primary-style bedroom on second level with ensuite bath and walk-in closet
• Flooring: Carpet; Tile; Other flooring
• Bathrooms: Two full bathrooms and one half bathroom (three total)
• Heating & cooling: Central heating; Fireplace heating option; Central air conditioning; Ceiling fans
• Interior features: Four rooms total; One living area and one dining area; Fireplace in the living room; Other interior features
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.0% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $171k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.7% in Richardson — 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 85/100 on livability (#5 in TX, #551 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• 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: Northrich El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 373 students, 64% FRL); Richardson North J H (math 43% / reading 51%, grade D+, #424 of 1,662 statewide, top 27%, 592 students, 41% FRL); Pearce H S (math 43% / reading 59%, grade D+, #482 of 1,632 statewide, top 30%, 2,443 students, 37% FRL).
• Market conditions: Rents rising (+1.3%/yr); 216 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 43 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $171,124 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 1.03% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 8.1

CMA / ARV

• ARV (median comp): $223,829
• List price: $199,000
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.14×
• Total profit: $-47,658
• Equity at exit: $29,672

10-year hold

• IRR: -30.8%
• Equity multiple: -0.25×
• Total profit: $-69,727
• Equity at exit: $17,206

Cash invested: $55,720 (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 75080

• Rents YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$432
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-193

Break-even live

Break-even rent $2,288

Max offer price $171,124

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-124	+0% $-193	+5% $-261	+10% $-330
Rent	-10% $-354	-5% $-273	+0% $-193	+5% $-112	+10% $-31
Rate	-1.0pp $-92	-0.5pp $-142	base $-193	+0.5pp $-244	+1.0pp $-297

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Richardson Dr Richardson, TX	1.0–3.0	1.0–2.0	1074	$1,870	$1.74	1d	15	0.14mi
333 Melrose Dr Richardson, TX	2.0	2.0	932	$1,595	$1.71	45d	1	0.15mi
402 Vernet St Richardson, TX	3.0	1.0	1189	$2,050	$1.72	13d	1	0.23mi
410 Lynn St Unit Na Richardson, TX	3.0	2.0	1311	$2,550	$1.95	45d	1	0.36mi
438 Daniel St Richardson, TX	3.0	1.0	1336	$2,050	$1.53	19d	1	0.44mi
505 Melrose Dr Richardson, TX	3.0	2.0	1467	$2,600	$1.77	45d	1	0.46mi
1350 N Greenville Ave Richardson, TX	1.0–2.0	1.0–2.5	947	$2,156	$2.28	0d	16	0.50mi
525 Melrose Dr Richardson, TX	3.0	2.0	1188	$2,600	$2.19	20d	1	0.59mi
1705 N Greenville Ave Richardson, TX	1.0–2.0	1.0–2.0	1102	$2,446	$2.22	1d	25	0.64mi
2020 Cap Rock Dr Richardson, TX	3.0	2.0	1482	$2,590	$1.75	45d	1	0.64mi
1212 Hampshire Ln Richardson, TX	1.0–3.0	1.0–2.0	944	$1,532	$1.62	0d	7	0.68mi
1735 N Greenville Ave Richardson, TX	3.0	1.0–2.0	960	$2,440	$2.54	1d	164	0.71mi
1735 N Greenville Ave Richardson, TX	3.0	1.0–2.0	1079	$2,599	$2.41	45d	211	0.71mi
316 Hilltop Ave Richardson, TX	2.0	1.0	800	$1,500	$1.88	45d	1	0.75mi
318 Hilltop Ave Unit B Richardson, TX	2.0	1.0	800	$1,500	$1.88	26d	1	0.75mi
313 Hillcrest Ave Richardson, TX	2.0	1.0	988	$1,950	$1.97	20d	1	0.77mi
1801 N Greenville Ave Richardson, TX	2.0	1.0–2.0	969	$2,072	$2.14	0d	40	0.82mi
700 Kindred Ln Richardson, TX	3.0	2.0	1433	$2,400	$1.67	9d	1	0.95mi
710 Silverstone Dr Richardson, TX	3.0	2.0	1352	$2,395	$1.77	45d	1	1.03mi
340 Custer Rd Richardson, TX	2.0	1.0	750	$1,300	$1.73	45d	1	1.14mi
614 Apollo Rd Richardson, TX	2.0	2.0	1000	$1,500	$1.50	20d	1	1.16mi
735 Sherbrook Dr Richardson, TX	3.0	2.0	1500	$2,100	$1.40	0d	1	1.16mi
1319 Wisteria Way Richardson, TX	3.0	2.0	1427	$2,295	$1.61	0d	1	1.16mi
1412 W Shore Dr Richardson, TX	3.0	2.0	1358	$2,150	$1.58	24d	1	1.22mi
802 Wisteria Way Richardson, TX	3.0	2.0	1332	$2,395	$1.80	1d	1	1.28mi
802 Wisteria Way Richardson, TX	3.0	2.0	1352	$2,395	$1.77	4d	1	1.28mi
150 W Main St Richardson, TX	1.0–2.0	1.0–2.0	929	$2,690	$2.89	4d	20	1.31mi
806 Greenhaven Dr Richardson, TX	3.0	2.0	1414	$2,600	$1.84	26d	1	1.32mi
2305 Plaza Blvd Richardson, TX	1.0–3.0	1.0–2.0	1005	$1,956	$1.95	0d	43	1.36mi
607 Fairview Dr Richardson, TX	3.0	2.0	1164	$2,050	$1.76	9d	1	1.40mi
819 Kingswood Ave Richardson, TX	3.0	2.0	1439	$2,500	$1.74	45d	1	1.42mi
2323 Plaza Blvd Richardson, TX	3.0	1.0–2.0	1001	$2,730	$2.73	1d	36	1.42mi
819 Loganwood Ave Richardson, TX	3.0	2.0	1268	$2,300	$1.81	45d	1	1.44mi
311 Ocean Dr Richardson, TX	3.0	1.0	1095	$3,300	$3.01	45d	1	1.44mi
2525 Empire Dr Richardson, TX	3.0	1.0–3.0	1058	$2,160	$2.04	0d	41	1.45mi
530 E Tyler St Richardson, TX	3.0	2.0	1173	$8,750	$7.46	45d	1	1.45mi
1050 Galatyn Pkwy Richardson, TX	1.0–3.0	1.0–2.0	1034	$2,158	$2.09	0d	36	1.47mi
2220 N Glenville Dr Richardson, TX	1.0–3.0	1.0–2.0	737	$1,950	$2.64	7d	8	1.48mi

HOA detail condo

• Monthly dues: $432 · $5,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 43 DOM
2. 2026-06-18
   price $199,000 Active 40 DOM
3. 2026-06-18
   days on market $229,000 Active 40 DOM
4. 2026-06-17
   days on market $229,000 Active 39 DOM
5. 2026-06-16
   days on market $229,000 Active 38 DOM
6. 2026-06-15
   days on market $229,000 Active 37 DOM
7. 2026-06-13
   days on market $229,000 Active 35 DOM
8. 2026-06-09
   days on market $229,000 Active 31 DOM
9. 2026-06-08
   days on market $229,000 Active 30 DOM
10. 2026-06-07
    days on market $229,000 Active 29 DOM
11. 2026-06-04
    days on market $229,000 Active 26 DOM
12. 2026-06-03
    days on market $229,000 Active 25 DOM
13. 2026-06-02
    days on market $229,000 Active 24 DOM
14. 2026-06-01
    days on market $229,000 Active 23 DOM
15. 2026-05-31
    days on market $229,000 Active 22 DOM
16. 2026-05-18
    price $229,000 1016-char remark
17. 2026-05-09
    listed $249,000 Active 1016-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,526
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$5,184
• − Depreciation: −$5,789
• Taxable loss: −$5,499
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-992/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.

Condition & rehab AI · 16 photos

Good 80/100 Cosmetic rehab

This Richardson Crossroads townhouse is in good condition with a good rehab level, featuring a well-maintained exterior, modern interiors, and a good layout. It is move-in ready and would benefit from a fresh coat of paint on the exterior to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Richardson

• Score: 85/100
• State rank: #5
• US rank: #551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richardson, TX
• County: Dallas County · 2,612,404 people
• City population: 118,731
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,569
• Household income: $92,903
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2202.0

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: White 53% Hispanic / Latino 21% Asian 14% Two or more races 12% Black 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 14% Other Indo-European 4% Chinese 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: ▼ -390.96%
• Current HPI: 315.5698
• Rent YoY: ▲ 1.30%
• 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

-8.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $229,000 NTREIS
• 2026-05-09 Listed $249,000 NTREIS