3624 Parkridge Dr #213 · Dallas, TX 75234

$88,000

1 bd · 1.0 ba · 661 sqft · Condo public records · 80 Days on market

Built 1982 $133/sqft · 19% below area Est $108k · 19% under $327/mo HOA · 25% 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming corner 1 bedroom 1 bathroom condo in a highly sought after location. Close to shopping, dining and transportation, this well-located condo sits in a desirable position in the building—the unit is a corner, offering added privacy with no neighbors above you. It features two separate entries, including a main front entrance and an additional private entry through the bedroom. This condo has been painted nd refreshed ready for you to move in.

Key facts

• Corner unit
• $327 HOA
• Pool

Tags

• CORNER UNIT
• PRIVATE ENTRY THROUGH BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 soft (-1.3%/yr); 164 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $608 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 80 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.51% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $108,253
• List price: $88,000
• Delta: -18.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.40×
• Total profit: $-14,893
• Equity at exit: $13,121

10-year hold

• IRR: -24.7%
• Equity multiple: 0.06×
• Total profit: $-23,093
• Equity at exit: $7,609

Cash invested: $24,640 (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 75234

• Rents YoY: -1.3%
• Active inventory: 164
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$461
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$37
• HOA: −$327
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $47

Break-even live

Break-even rent $1,270

Max offer price $88,000

Occupancy floor 91%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3737 High Vista Dr Dallas, TX	1.0–3.0	1.0–2.0	990	$1,235	$1.25	3d	12	0.22mi
3022 Forest Ln Dallas, TX	1.0–2.0	1.0	696	$1,175	$1.69	43d	2	1.06mi
4030 Valley View Ln Dallas, TX	1.0–2.0	1.0–2.0	851	$990	$1.16	19d	6	1.08mi
4040 Valley View Ln Farmers Branch, TX	3.0	1.0–2.0	1102	$2,335	$2.12	2d	67	1.20mi
12806 Midway Rd #2024 Dallas, TX	1.0	1.5	732	$1,400	$1.91	43d	1	1.41mi
12818 Midway Rd Dallas, TX	1.0	1.0	625	$1,050	$1.68	43d	1	1.46mi
4020 McEwen Rd Dallas, TX	1.0	1.0–1.5	825	$1,988	$2.41	1d	12	1.47mi
3795 Brookhaven Club Dr Farmers Branch, TX	1.0	1.0	648	$1,199	$1.85	43d	1	1.50mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $88,000 Active 80 DOM
2. 2026-06-17
   days on market $88,000 Active 79 DOM
3. 2026-06-16
   days on market $88,000 Active 78 DOM
4. 2026-06-15
   days on market $88,000 Active 77 DOM
5. 2026-06-13
   days on market $88,000 Active 75 DOM
6. 2026-06-09
   days on market $88,000 Active 71 DOM
7. 2026-06-08
   days on market $88,000 Active 70 DOM
8. 2026-06-07
   days on market $88,000 Active 69 DOM
9. 2026-06-04
   days on market $88,000 Active 66 DOM
10. 2026-06-03
    days on market $88,000 Active 65 DOM
11. 2026-06-02
    days on market $88,000 Active 64 DOM
12. 2026-06-01
    days on market $88,000 Active 63 DOM
13. 2026-05-31
    days on market $88,000 Active 62 DOM
14. 2026-04-29
    price $88,000 458-char remark

    Show marketing remark (458 chars)

    Charming corner 1 bedroom 1 bathroom condo in a highly sought after location. Close to shopping, dining and transportation, this well-located condo sits in a desirable position in the building—the unit is a corner, offering added privacy with no neighbors above you. It features two separate entries, including a main front entrance and an additional private entry through the bedroom. This condo has been painted nd refreshed ready for you to move in.

15. 2026-03-30
    listed $98,000 Active 458-char remark

    Show marketing remark (458 chars)

    Charming corner 1 bedroom 1 bathroom condo in a highly sought after location. Close to shopping, dining and transportation, this well-located condo sits in a desirable position in the building—the unit is a corner, offering added privacy with no neighbors above you. It features two separate entries, including a main front entrance and an additional private entry through the bedroom. This condo has been painted nd refreshed ready for you to move in.

16. 2025-12-31
    historical
17. 2025-11-19
    price $99,000
18. 2025-08-21
    price $110,000
19. 2025-07-24
    price $85,000
20. 2025-05-21
    listed $95,000 Active
21. 2024-10-31
    historical
22. 2024-08-23
    price $115,000
23. 2024-05-30
    listed $125,000 Active
24. 2016-06-06
    soldstatus
25. 2016-06-03
    soldstatus Sold
26. 2016-05-23
    status Pending
27. 2016-05-12
    listed $50,000 Active
28. 2005-03-08
    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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,951
• − Mortgage interest: −$4,929
• − Property taxes: −$2,134
• − Insurance: −$440
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$3,924
• − Depreciation: −$2,560
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $707/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): 32,961
• Household income: $86,733
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1021.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 32% Two or more races 11% Asian 11% Black 6%
• Hispanic origin (detail): Mexican 36% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Jamaica
• Languages at home: 48% English-only · Spanish 42% Other Asian/Pacific 3% 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: ▼ -325.83%
• Current HPI: 326.1548
• Rent YoY: ▼ -1.27%
• 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

+76.0% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $88,000 NTREIS
• 2026-03-30 Listed $98,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-19 Price Changed $99,000 NTREIS
• 2025-08-21 Price Changed $110,000 NTREIS
• 2025-07-24 Price Changed $85,000 NTREIS
• 2025-05-21 Listed $95,000 NTREIS
• 2024-10-31 Listing Removed — NTREIS
• 2024-08-23 Price Changed $115,000 NTREIS
• 2024-05-30 Listed $125,000 NTREIS
• 2016-06-06 Sold (Public Records) — Public Records
• 2016-06-03 Sold (MLS) — NTREIS
• 2016-05-23 Pending — NTREIS
• 2016-05-12 Listed $50,000 NTREIS
• 2005-03-08 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,134 · -9.7% YoY. Source: county tax records.