9696 Walnut St #2006 · Dallas, TX 75243

$60,000

1 bd · 1.0 ba · 730 sqft · Condo public records · 48 Days on market

Built 1981 $82/sqft · 10% below area Est $67k · 10% under $310/mo HOA · 35% of rent

---

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 +12.2/15.0
• 1% rule +9.6/10.0
• Cash flow +6.5/30.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1 bedroom 1 bath updated condo on the 1st floor. This home features a spacious living area with a fireplace, patio, oversized bedroom with a walk in closet, and laundry connections in the unit! Unit has dishwasher, electric range, and refrigerator. The Trinity Meadows Condominiums is conveniently located near restaurants, shopping, and several major freeways. Long term tenant in place with current lease expiration of March 31, 2027 at $940 per month.

Key facts

• Laundry connections
• Updated condo
• Spacious living area

Tags

• UPDATED CONDO
• SPACIOUS LIVING AREA
• FIREPLACE
• PATIO
• WALK IN CLOSET
• LAUNDRY CONNECTIONS

Property features AI

Finance

• Other: Condo located in Trinity Meadows complex (Trinity Meadows Condos); Lot designated as Condo/Townhome lot; Possession options: Closing/funding, lease outstanding, or negotiable
• HOA & community: Mandatory association with Butler Property Company management; Association fee $310 per month; Association covers full use of facilities, grounds maintenance, and water

Exterior

• Parking: Open parking lot (unassigned)
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Condominium; Residential property; Two-story building; unit on floor 1; Built in 1981; No accessibility features; Restrictions: No smoking, no sublease, no waterbeds
• Construction: Siding construction
• Exterior features: Balcony; No fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on level 1
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Fireplace (wood burning)
• Laundry & utility: Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (29.5% below list).
• Meets the 1% rule at list price ($875 rent vs $60k).
• Recommended offer: $42k (29.5% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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: Aikin El (math 25% / reading 21%, grade F, #3,277 of 4,322 statewide, top 77%, 474 students, 89% FRL); Forest Meadow J H (math 35% / reading 39%, grade F, #756 of 1,662 statewide, top 47%, 750 students, 72% FRL); Lake Highlands H S (math 38% / reading 45%, grade F, #767 of 1,632 statewide, top 47%, 2,896 students, 57% FRL) — zoned schools average 73% FRL vs 54% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-5.3%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $415 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 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 35% 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 $42,274 (29.5% 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 48 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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: 1.46% ✓
• Cap rate: 4.29%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 5.7

CMA / ARV

• ARV (median comp): $66,989
• List price: $60,000
• Delta: -10.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.8%
• Equity multiple: -0.10×
• Total profit: $-18,434
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: -0.98×
• Total profit: $-33,200
• Equity at exit: $5,188

Cash invested: $16,800 (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 75243

• Rents YoY: -5.3%
• Active inventory: 278
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $875 high
• Mortgage (P&I): −$315
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$25
• HOA: −$310
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-100

Break-even live

Break-even rent $1,002

Max offer price $42,274

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-83	+0% $-100	+5% $-117	+10% $-134
Rent	-10% $-169	-5% $-135	+0% $-100	+5% $-66	+10% $-31
Rate	-1.0pp $-70	-0.5pp $-85	base $-100	+0.5pp $-116	+1.0pp $-132

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	1d	4	0.06mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	26d	7	0.06mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	15d	5	0.06mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0	486	$850	$1.75	1d	2	0.24mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$974	$1.10	0d	23	0.29mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	9d	1	0.34mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	0d	39	0.38mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	45d	1	0.44mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	45d	1	0.44mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	18d	1	0.44mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	22d	1	0.44mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	3d	1	0.44mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	3d	1	0.52mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	45d	1	0.52mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	5d	20	0.54mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	3d	1	0.54mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	45d	1	0.54mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	45d	1	0.54mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	45d	1	0.55mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	26d	1	0.55mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,206	$1.39	0d	24	0.65mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	0d	41	0.66mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	0d	42	0.67mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	1d	31	0.72mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$750	$0.91	0d	36	0.72mi
12480 Abrams Rd Ste 921 Dallas, TX	1.0	1.0	700	$1,400	$2.00	26d	1	0.73mi
12480 Abrams Rd #705 Dallas, TX	1.0	1.0	729	$1,150	$1.58	12d	1	0.74mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.45	3d	3	0.74mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	9d	3	0.74mi
12480 Abrams Rd Dallas, TX	1.0	1.0	756	$1,100	$1.46	20d	2	0.74mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,191	$1.20	0d	22	0.76mi
1111 Abrams Rd Richardson, TX	1.0–3.0	1.0–2.0	1046	$1,015	$0.97	1d	14	0.77mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	3d	14	0.79mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	1d	12	0.86mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	18d	30	0.86mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	5d	36	0.88mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	1d	18	0.89mi
951 Abrams Rd Richardson, TX	1.0–3.0	1.0–2.0	1045	$1,299	$1.24	22d	1	0.93mi
411 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	1002	$990	$0.99	1d	29	0.94mi
9601 Forest Ln #516 Dallas, TX	1.0	1.0	675	$800	$1.19	16d	1	0.96mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $60,000 Active 48 DOM
2. 2026-06-18
   days on market $60,000 Active 45 DOM
3. 2026-06-17
   days on market $60,000 Active 44 DOM
4. 2026-06-16
   days on market $60,000 Active 43 DOM
5. 2026-06-15
   days on market $60,000 Active 42 DOM
6. 2026-06-13
   days on market $60,000 Active 40 DOM
7. 2026-06-09
   days on market $60,000 Active 36 DOM
8. 2026-06-08
   days on market $60,000 Active 35 DOM
9. 2026-06-07
   days on market $60,000 Active 34 DOM
10. 2026-06-04
    days on market $60,000 Active 31 DOM
11. 2026-06-03
    days on market $60,000 Active 30 DOM
12. 2026-06-02
    days on market $60,000 Active 29 DOM
13. 2026-06-01
    days on market $60,000 Active 28 DOM
14. 2026-05-31
    days on market $60,000 Active 27 DOM
15. 2026-05-04
    listed $60,000 Active 463-char remark
16. 2006-11-07
    soldstatus $1,500,000

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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: $10,504
• − Mortgage interest: −$3,361
• − Property taxes: −$1,707
• − Insurance: −$300
• − Repairs & maintenance: −$840
• − Management: −$840
• − HOA: −$3,720
• − Depreciation: −$1,745
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $-722/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

-96.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $60,000 NTREIS
• 2006-11-07 Sold (Public Records) $1,500,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,707 · +5.0% YoY. Source: county tax records.