11460 Audelia Rd #172 · Dallas, TX 75243

$77,000

2 bd · 2.0 ba · 1,087 sqft · Condo public records · 133 Days on market

Built 1980 $71/sqft · 34% below area Est $116k · 34% under $624/mo HOA · 45% of rent

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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 +15.0/15.0
• 1% rule +10.0/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Cash flow +3.4/30.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 2-bedroom, 2-bath ground-floor condo located in a gated community within Richardson ISD. With two private patios offering peaceful views of mature trees, this home provides a quiet retreat in the heart of the city. This corner unit features a smart layout with two full bathrooms, ample natural light, and a relaxing atmosphere. While it could use fresh paint and new carpet, it's a fantastic opportunity for buyers looking to personalize their space. Seller is offering the property as-is, but the price is negotiable, making this a great value for homeowners or investors. Community amenities include a swimming pool, tennis courts, and HOA dues that cover water, sewer, and trash service—providing both comfort and convenience. With easy access to 635, Hwy 75, and minutes from Downtown Dallas, North Dallas, shopping, and entertainment, this condo offers unbeatable location and potential. Perfect for downsizing, first-time buyers, or as a rental investment—don’t miss this opportunity to own in a well-maintained community with great amenities and excellent connectivity!

Key facts

• Gated community
• Community amenities
• Swimming pool

Tags

• GATED COMMUNITY
• PRIVATE PATIOS
• MATURE TREES
• CORNER UNIT
• COMMUNITY AMENITIES
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $77k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (17.1% below list).
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $64k (17.1% below list) — sets the bar for cash-flow.

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.
• 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.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 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 133 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; HOA is 45% 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 $63,797 (17.1% 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 133 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.79% ✓
• Cap rate: 2.59%
• Cash-on-cash: -13.21%
• DSCR: 0.41
• GRM: 4.7

CMA / ARV

• ARV (median comp): $116,401
• List price: $77,000
• Delta: -33.85%
• 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: -52.6%
• Equity multiple: -0.44×
• Total profit: $-31,128
• Equity at exit: $11,481

10-year hold

• IRR: —
• Equity multiple: -1.79×
• Total profit: $-60,113
• Equity at exit: $6,658

Cash invested: $21,560 (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: 271
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$404
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$32
• HOA: −$624
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-237

Break-even live

Break-even rent $1,678

Max offer price $63,797

Occupancy floor —

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11460 Audelia Rd #284 Dallas, TX	2.0	1.5	985	$1,299	$1.32	43d	1	0.03mi
11470 Audelia Rd #161 Dallas, TX	2.0	2.0	1087	$1,800	$1.66	43d	1	0.04mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$1,476	$1.89	3d	27	0.08mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$1,309	$1.49	4d	18	0.11mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$1,325	$1.49	2d	12	0.19mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	24d	1	0.21mi
11606 Audelia Rd Dallas, TX	2.0	2.0	1014	$1,295	$1.28	43d	1	0.21mi
11606 Audelia Rd Dallas, TX	2.0	2.0	1014	$1,295	$1.28	22d	1	0.21mi
9350 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	772	$1,349	$1.75	1d	207	0.22mi
9920 Forest Ln Dallas, TX	1.0	1.0	777	$1,145	$1.47	15d	1	0.25mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$1,295	$1.47	22d	3	0.25mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	7d	2	0.25mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$1,485	$1.79	7d	15	0.25mi
9712 Springtree Ln Dallas, TX	2.0	2.0	1300	$1,850	$1.42	43d	1	0.25mi
11311 Audelia Rd Dallas, TX	2.0–3.0	1.5–2.5	1113	$1,495	$1.34	3d	2	0.25mi
9900 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	710	$1,352	$1.90	2d	56	0.28mi
11311 Audelia Rd #129 Dallas, TX	3.0	2.5	1255	$1,750	$1.39	43d	1	0.29mi
11655 Audelia Rd #705 Dallas, TX	2.0	1.5	983	$1,850	$1.88	43d	1	0.30mi
11805 Leisure Dr Dallas, TX	2.0	2.0	1156	$1,850	$1.60	43d	1	0.35mi
11813 Leisure Dr Dallas, TX	2.0	2.0	1156	$1,850	$1.60	43d	1	0.36mi
9959 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	765	$1,151	$1.50	2d	28	0.39mi
11815 Garden Terrace Dr Dallas, TX	3.0	2.0	1279	$1,849	$1.45	7d	1	0.41mi
11821 Garden Terrace Dr Dallas, TX	3.0	2.0	1279	$1,875	$1.47	24d	1	0.43mi
11825 Garden Terrace Dr Dallas, TX	3.0	2.0	1239	$1,816	$1.47	43d	1	0.43mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,426	$1.70	1d	31	0.45mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$1,100	$1.69	16d	30	0.52mi
10928 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	748	$1,607	$2.15	1d	23	0.52mi
9917 Whitehurst Dr Dallas, TX	2.0	2.0	1240	$1,638	$1.32	20d	1	0.55mi
9917 Whitehurst Dr Dallas, TX	2.0	2.0	1240	$1,638	$1.32	43d	1	0.55mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$1,380	$1.67	3d	36	0.55mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$1,370	$1.86	2d	27	0.57mi
12027 Leisure Way Unit 12029 Dallas, TX	3.0	2.0	1492	$1,850	$1.24	24d	1	0.59mi
9701 W Ferris Branch Blvd Dallas, TX	1.0–2.0	1.0–2.5	862	$1,275	$1.48	1d	4	0.60mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$1,315	$1.59	1d	36	0.62mi
10075 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	868	$1,350	$1.56	4d	3	0.63mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,300	$1.51	1d	42	0.64mi
9850 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	781	$1,398	$1.79	1d	25	0.69mi
9665 Forest Ln Dallas, TX	2.0	2.0	1053	$1,520	$1.44	43d	1	0.70mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,450	$1.68	1d	41	0.71mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	2d	22	0.73mi

HOA detail condo

• Monthly dues: $624 · $7,488/yr
• Likely covers: watersewertrashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-11
   historical Active Contingent 1120-char remark

   Show marketing remark (1120 chars)

   Welcome to this spacious 2-bedroom, 2-bath ground-floor condo located in a gated community within Richardson ISD. With two private patios offering peaceful views of mature trees, this home provides a quiet retreat in the heart of the city. This corner unit features a smart layout with two full bathrooms, ample natural light, and a relaxing atmosphere. While it could use fresh paint and new carpet, it's a fantastic opportunity for buyers looking to personalize their space. Seller is offering the property as-is, but the price is negotiable, making this a great value for homeowners or investors. Community amenities include a swimming pool, tennis courts, and HOA dues that cover water, sewer, and trash service—providing both comfort and convenience. With easy access to 635, Hwy 75, and minutes from Downtown Dallas, North Dallas, shopping, and entertainment, this condo offers unbeatable location and potential. Perfect for downsizing, first-time buyers, or as a rental investment—don’t miss this opportunity to own in a well-maintained community with great amenities and excellent connectivity!

2. 2026-03-24
   price $77,000 1120-char remark

   Show marketing remark (1120 chars)

   Welcome to this spacious 2-bedroom, 2-bath ground-floor condo located in a gated community within Richardson ISD. With two private patios offering peaceful views of mature trees, this home provides a quiet retreat in the heart of the city. This corner unit features a smart layout with two full bathrooms, ample natural light, and a relaxing atmosphere. While it could use fresh paint and new carpet, it's a fantastic opportunity for buyers looking to personalize their space. Seller is offering the property as-is, but the price is negotiable, making this a great value for homeowners or investors. Community amenities include a swimming pool, tennis courts, and HOA dues that cover water, sewer, and trash service—providing both comfort and convenience. With easy access to 635, Hwy 75, and minutes from Downtown Dallas, North Dallas, shopping, and entertainment, this condo offers unbeatable location and potential. Perfect for downsizing, first-time buyers, or as a rental investment—don’t miss this opportunity to own in a well-maintained community with great amenities and excellent connectivity!

3. 2026-01-08
   listed $88,000 Active 1120-char remark

   Show marketing remark (1120 chars)

   Welcome to this spacious 2-bedroom, 2-bath ground-floor condo located in a gated community within Richardson ISD. With two private patios offering peaceful views of mature trees, this home provides a quiet retreat in the heart of the city. This corner unit features a smart layout with two full bathrooms, ample natural light, and a relaxing atmosphere. While it could use fresh paint and new carpet, it's a fantastic opportunity for buyers looking to personalize their space. Seller is offering the property as-is, but the price is negotiable, making this a great value for homeowners or investors. Community amenities include a swimming pool, tennis courts, and HOA dues that cover water, sewer, and trash service—providing both comfort and convenience. With easy access to 635, Hwy 75, and minutes from Downtown Dallas, North Dallas, shopping, and entertainment, this condo offers unbeatable location and potential. Perfect for downsizing, first-time buyers, or as a rental investment—don’t miss this opportunity to own in a well-maintained community with great amenities and excellent connectivity!

4. 2025-12-31
   historical
5. 2025-12-19
   status Active
6. 2025-12-16
   historical Active Option Contract
7. 2025-12-04
   price $88,000
8. 2025-09-22
   price $98,000
9. 2025-08-07
   price $125,000
10. 2025-07-31
    price $115,000
11. 2025-06-13
    listed $120,000 Active
12. 2006-06-29
    soldstatus
13. 2006-06-10
    historical
14. 2005-06-09
    listed $53,900
15. 1992-05-29
    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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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: $16,531
• − Mortgage interest: −$4,313
• − Property taxes: −$3,190
• − Insurance: −$385
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − HOA: −$7,488
• − Depreciation: −$2,240
• Taxable loss: −$3,730
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $-1,954/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

+42.9% since first listed

15 events — show timeline

• 2026-05-11 Contingent — NTREIS
• 2026-03-24 Price Changed $77,000 NTREIS
• 2026-01-08 Listed $88,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-12-19 Relisted — NTREIS
• 2025-12-16 Contingent — NTREIS
• 2025-12-04 Price Changed $88,000 NTREIS
• 2025-09-22 Price Changed $98,000 NTREIS
• 2025-08-07 Price Changed $125,000 NTREIS
• 2025-07-31 Price Changed $115,000 NTREIS
• 2025-06-13 Listed $120,000 NTREIS
• 2006-06-29 Sold (Public Records) — Public Records
• 2006-06-10 Listing Removed — NTREIS
• 2005-06-09 Listed $53,900 NTREIS
• 1992-05-29 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,190 · -0.2% YoY. Source: county tax records.