7431 Holly Hill Dr #108 · Dallas, TX 75231

$89,900

1 bd · 1.0 ba · 785 sqft · Condo public records · 259 Days on market

Built 1979 $115/sqft · 30% below area Est $128k · 30% under $309/mo HOA · 25% of rent ↓ 5% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +4.6/10.0
• 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

Well qualified Buyers can purchase with 3% down (must be first time home buyers in the last 3 years) or 5% Down. Also 100% financing for VA loans - ask agent for more information. Awesome location in Lake Highlands! Great Condominium community. This condo is located close to the pool and mailbox, huge trees for privacy, and a nice private balcony. Walking distance to Presbyterian Hospital, Dart Station, restaurants, and much more. Easy access to Central Expressway & Walnut Hill & Park Lane train stations. Wonderful East Midtown location less than 2 blocks from the Katy Trail extension. All information is believed to be accurate but must be verified by buyers or buyer's agent, including all measurements and schools.

Key facts

• Katy trail extension
• Private balcony
• $309 HOA

Tags

• CONDOMINIUM COMMUNITY
• PRIVATE BALCONY
• EAST MIDTOWN LOCATION
• KATY TRAIL EXTENSION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $27 ($327/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $622 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 259 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 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: HOA is 25% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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. 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: 1.35% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 6.2

CMA / ARV

• ARV (median comp): $127,635
• List price: $89,900
• Delta: -29.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-13,880
• Equity at exit: $13,404

10-year hold

• IRR: -9.6%
• Equity multiple: 0.44×
• Total profit: $-14,051
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$309
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $27

Break-even live

Break-even rent $1,178

Max offer price $89,900

Occupancy floor 93%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7431 Holly Hill Dr #201 Dallas, TX	1.0	1.0	617	$850	$1.38	6d	1	0.03mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$911	$1.22	1d	27	0.07mi
7525 Holly Hill Dr #58 Dallas, TX	2.0	2.0	1069	$1,450	$1.36	5d	1	0.13mi
7474 Fair Oaks Ave Unit 7409 Dallas, TX	1.0	1.0	867	$1,199	$1.38	24d	1	0.24mi
7474 Fair Oaks Ave #7413 Dallas, TX	2.0	2.0	1100	$1,625	$1.48	43d	1	0.24mi
7418 Fair Oaks Ave Dallas, TX	—	1.0	715	$1,104	$1.54	43d	1	0.25mi
5750 Phoenix Dr #19 Dallas, TX	1.0	1.0	605	$795	$1.31	43d	1	0.29mi
5750 Phoenix Dr #51 Dallas, TX	1.0	1.0	817	$1,350	$1.65	14d	1	0.29mi
7107 Holly Hill Dr Unit 104 1 Dallas, TX	1.0	1.0	865	$1,350	$1.56	7d	1	0.41mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	43d	1	0.50mi
8281 Walnut Hill Ln Dallas, TX	1.0	1.0	662	$1,561	$2.36	21d	1	0.50mi
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	43d	1	0.52mi
7025 Hemlock Ave #305 Dallas, TX	1.0	1.0	720	$1,100	$1.53	43d	1	0.54mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	43d	2	0.59mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	43d	1	0.60mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	10d	1	0.60mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	10d	1	0.60mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	7d	1	0.60mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	24d	1	0.61mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,049	$1.21	1d	12	0.62mi
6003 Ridgecrest Rd Dallas, TX	1.0	1.0	634	$1,200	$1.89	7d	1	0.62mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	21d	1	0.63mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	43d	1	0.65mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	17d	4	0.66mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	24d	1	0.70mi
8250 Meadow Rd Dallas, TX	3.0	1.0–2.0	980	$1,654	$1.69	1d	28	0.70mi
9606 Golf Lakes Trl Dallas, TX	2.0	2.0	1012	$1,700	$1.68	24d	1	0.72mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	43d	1	0.72mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	21d	1	0.72mi
5951 Melody Ln Dallas, TX	1.0	1.0	588	$1,075	$1.83	7d	5	0.73mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,045	$1.43	2d	14	0.75mi
7777 Manderville Ln Dallas, TX	2.0	1.0–2.0	863	$2,034	$2.36	2d	61	0.76mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	18d	1	0.81mi
6121 Melody Ln Dallas, TX	2.0	2.0	871	$1,390	$1.60	3d	1	0.82mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	24d	1	0.82mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$773	$0.83	1d	9	0.83mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$770	$0.94	1d	41	0.86mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,277	$1.99	3d	56	0.87mi
8116 Park Ln Dallas, TX	1.0	1.0	836	$2,100	$2.51	24d	1	0.88mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	43d	1	0.88mi

HOA detail condo

• Monthly dues: $309 · $3,708/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $89,900 Active 259 DOM
2. 2026-06-17
   days on market $89,900 Active 258 DOM
3. 2026-06-16
   days on market $89,900 Active 257 DOM
4. 2026-06-15
   days on market $89,900 Active 256 DOM
5. 2026-06-13
   days on market $89,900 Active 254 DOM
6. 2026-06-09
   days on market $89,900 Active 250 DOM
7. 2026-06-08
   days on market $89,900 Active 249 DOM
8. 2026-06-07
   days on market $89,900 Active 248 DOM
9. 2026-06-04
   days on market $89,900 Active 245 DOM
10. 2026-06-03
    days on market $89,900 Active 244 DOM
11. 2026-06-02
    days on market $89,900 Active 243 DOM
12. 2026-06-02
    days on market $89,900 Active 242 DOM
13. 2026-05-31
    days on market $89,900 Active 241 DOM
14. 2026-03-11
    price $89,900 732-char remark

    Show marketing remark (732 chars)

    Well qualified Buyers can purchase with 3% down (must be first time home buyers in the last 3 years) or 5% Down. Also 100% financing for VA loans - ask agent for more information. Awesome location in Lake Highlands! Great Condominium community. This condo is located close to the pool and mailbox, huge trees for privacy, and a nice private balcony. Walking distance to Presbyterian Hospital, Dart Station, restaurants, and much more. Easy access to Central Expressway & Walnut Hill & Park Lane train stations. Wonderful East Midtown location less than 2 blocks from the Katy Trail extension. All information is believed to be accurate but must be verified by buyers or buyer's agent, including all measurements and schools.

15. 2025-11-24
    status Active 732-char remark

    Show marketing remark (732 chars)

    Well qualified Buyers can purchase with 3% down (must be first time home buyers in the last 3 years) or 5% Down. Also 100% financing for VA loans - ask agent for more information. Awesome location in Lake Highlands! Great Condominium community. This condo is located close to the pool and mailbox, huge trees for privacy, and a nice private balcony. Walking distance to Presbyterian Hospital, Dart Station, restaurants, and much more. Easy access to Central Expressway & Walnut Hill & Park Lane train stations. Wonderful East Midtown location less than 2 blocks from the Katy Trail extension. All information is believed to be accurate but must be verified by buyers or buyer's agent, including all measurements and schools.

16. 2025-11-18
    historical Active Option Contract 732-char remark

    Show marketing remark (732 chars)

    Well qualified Buyers can purchase with 3% down (must be first time home buyers in the last 3 years) or 5% Down. Also 100% financing for VA loans - ask agent for more information. Awesome location in Lake Highlands! Great Condominium community. This condo is located close to the pool and mailbox, huge trees for privacy, and a nice private balcony. Walking distance to Presbyterian Hospital, Dart Station, restaurants, and much more. Easy access to Central Expressway & Walnut Hill & Park Lane train stations. Wonderful East Midtown location less than 2 blocks from the Katy Trail extension. All information is believed to be accurate but must be verified by buyers or buyer's agent, including all measurements and schools.

17. 2025-10-02
    listed $94,000 Active 732-char remark

    Show marketing remark (732 chars)

    Well qualified Buyers can purchase with 3% down (must be first time home buyers in the last 3 years) or 5% Down. Also 100% financing for VA loans - ask agent for more information. Awesome location in Lake Highlands! Great Condominium community. This condo is located close to the pool and mailbox, huge trees for privacy, and a nice private balcony. Walking distance to Presbyterian Hospital, Dart Station, restaurants, and much more. Easy access to Central Expressway & Walnut Hill & Park Lane train stations. Wonderful East Midtown location less than 2 blocks from the Katy Trail extension. All information is believed to be accurate but must be verified by buyers or buyer's agent, including all measurements and schools.

18. 2023-06-02
    soldstatus
19. 2023-05-25
    soldstatus Closed 513-char remark

    Show marketing remark (513 chars)

    North Dallas Condominium in a gated community with 2 bedroom, 1 bath, wet bar, laminate wood floors -No Carpet. Washer and Dryer hookups inside the unit with a good size laundry room. Open concept dining and living room with a wood burning fireplace & TV mount is already included. Ceiling to floor mirror illuminated the interior giving the illusion or a larger space. Occupants get a secured mailbox with a key & their own remote to enter security gate. 1 assigned parking and open parking is available.

20. 2023-05-21
    status Pending 513-char remark

    Show marketing remark (513 chars)

    North Dallas Condominium in a gated community with 2 bedroom, 1 bath, wet bar, laminate wood floors -No Carpet. Washer and Dryer hookups inside the unit with a good size laundry room. Open concept dining and living room with a wood burning fireplace & TV mount is already included. Ceiling to floor mirror illuminated the interior giving the illusion or a larger space. Occupants get a secured mailbox with a key & their own remote to enter security gate. 1 assigned parking and open parking is available.

21. 2023-05-12
    historical Active Option Contract 513-char remark

    Show marketing remark (513 chars)

    North Dallas Condominium in a gated community with 2 bedroom, 1 bath, wet bar, laminate wood floors -No Carpet. Washer and Dryer hookups inside the unit with a good size laundry room. Open concept dining and living room with a wood burning fireplace & TV mount is already included. Ceiling to floor mirror illuminated the interior giving the illusion or a larger space. Occupants get a secured mailbox with a key & their own remote to enter security gate. 1 assigned parking and open parking is available.

22. 2023-04-27
    listed $120,000 Active 513-char remark

    Show marketing remark (513 chars)

    North Dallas Condominium in a gated community with 2 bedroom, 1 bath, wet bar, laminate wood floors -No Carpet. Washer and Dryer hookups inside the unit with a good size laundry room. Open concept dining and living room with a wood burning fireplace & TV mount is already included. Ceiling to floor mirror illuminated the interior giving the illusion or a larger space. Occupants get a secured mailbox with a key & their own remote to enter security gate. 1 assigned parking and open parking is available.

23. 2018-11-02
    soldstatus
24. 2018-10-30
    soldstatus Sold
25. 2018-10-03
    historical Active Contingent
26. 2018-09-21
    price $75,999
27. 2018-08-21
    price $82,000
28. 2018-08-12
    status Active
29. 2018-08-11
    historical Active Option Contract
30. 2018-07-13
    listed $94,988 Active
31. 2010-07-06
    soldstatus
32. 1986-12-12
    soldstatus
33. 1986-12-04
    soldstatus

ⓘ 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 3/10 Moderate
• 🌡 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: $14,545
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − HOA: −$3,708
• − Depreciation: −$2,615
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $552/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

-5.4% since first listed

20 events — show timeline

• 2026-03-11 Price Changed $89,900 NTREIS
• 2025-11-24 Relisted — NTREIS
• 2025-11-18 Contingent — NTREIS
• 2025-10-02 Listed $94,000 NTREIS
• 2023-06-02 Sold (Public Records) — Public Records
• 2023-05-25 Sold (MLS) — NTREIS
• 2023-05-21 Pending — NTREIS
• 2023-05-12 Contingent — NTREIS
• 2023-04-27 Listed $120,000 NTREIS
• 2018-11-02 Sold (Public Records) — Public Records
• 2018-10-30 Sold (MLS) — NTREIS
• 2018-10-03 Contingent — NTREIS
• 2018-09-21 Price Changed $75,999 NTREIS
• 2018-08-21 Price Changed $82,000 NTREIS
• 2018-08-12 Relisted — NTREIS
• 2018-08-11 Contingent — NTREIS
• 2018-07-13 Listed $94,988 NTREIS
• 2010-07-06 Sold (Public Records) — Public Records
• 1986-12-12 Sold (Public Records) — Public Records
• 1986-12-04 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,720 · -0.4% YoY. Source: county tax records.